ORD 05-492
ORDINANCE NO. 05-492
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDERAL
WAY, WASHINGTON, ADOPTING AMENDMENTS TO THE CITY'S
GROWTH MANAGEMENT ACT COMPREHENSIVE PLAN, AMENDING
CHAPTER 5, HOUSING (AMENDING ORDINANCE NO'S. 90-43, 95-248,
96-270,98-330,00-372,01-405,03-442,04-460, 04-461, 04-462).
WHEREAS, the Growth Management Act of 1990, as amended, (Chapter 36.70A RCW or "GMA")
requires the City of Federal Way to adopt a comprehensive plan which includes a land use element (including a
land use map), housing element, capital facilities plan element, utilities element, and transportation element
(including transportation system map[s]); and
WHEREAS, the GMA also requires the City of Federal Way to adopt development regulations
implementing its comprehensive plan; and
WHEREAS, the Federal Way City Council adopted its comprehensive plan with land use map (the
"Plan") on November 21, 1995, and adopted development regulations and a zoning map implementing the
Plan on July 2, 1996; and subsequently amended the comprehensive plan, land use map, and zoning map on
December 23, 1998, September 14,2000, November 1,2001, March 27, 2003, and July 20,2004; and
WHEREAS, the City may consider Plan and development regulation amendments pursuant to Article
IX, Chapter 22 of the Federal Way City Code (FWCC); and
WHEREAS, under RCW 36. 70A.130, the Plan and development regulations are subject to continuing
review and evaluation, but the Plan may be amended no more than one time per year; and
WHEREAS, the Council shall be considering three separate actions to amend the comprehensive plan,
all of which will be acted upon simultaneously in order to comply with RCW 36.70A.130; and
WHEREAS, these actions include Ordinance No. 05491, approving a change in comprehensive plan
designation and zoning of 4.03 acres located north of South 312th Street and east of 1 st Avenue South from
Professional Office (PO) to Neighborhood Business (BN), based on specific conditions as contained in
Ordinance No. 05-491; and
QRD #05-492, PAGE 1
ORI GINAL
WHEREAS, these actions include Ordinance No. 05-490, approving a change in comprehensive plan
designation and zoning of approximately 46 acres located south of South 3361h Street and west of Pacific
Highway South from Business Park (BP) to Community Business (BC) and Multi-Family (RM 2400), based
on specific conditions as contained in Ordinance No. 05-490; and
WHEREAS, these actions include Ordinance No. 05-492, amendments to Chapter 5, "Housing," of the
Federal Way Comprehensive Plan; and
WHEREAS, in order to update housing and population-related information and continue to meet
provisions of the GMA and the King County Countywide Planning Policies, Chapter 5, "Housing," of the
Federal Way Comprehensive Plan is being amended as necessary; and
WHEREAS, in February 2005, the City's SEPA Responsible Official issued a Determination of
Nonsignificance on the 2004 comprehensive plan amendments, which included the proposed amendments to
Chapter 5, "Housing," of the Federal Way Comprehensive Plan; and
WHEREAS, the City of Federal Way, through its staff, Planning Commission, City Council committees,
and full City Council has received, discussed, and considered the testimony, written comments, and material
ftom the public, as follows:
1. The City's Planning Commission held a public hearing on the proposed amendments to Chapter 5,
"Housing," of the Federal Way Comprehensive Plan on March 23, 2005, after which it
recommended approval of the proposed amendments; and
2. The Land Use/Transportation Committee of the Federal Way City Council considered the
proposed amendments on April 18, 2005, following which it recommended approval to the full
City Council; and
3. The full City Council considered the matter at its meetings on May 17, 2005, and June 7, 2005;
and
WHEREAS, the City Council desires to approve the proposed amendments to Chapter 5, "Housing," of
the Federal Way Comprehensive Plan.
ORD #05-492, PAGE 2
NOW, THEREFORE, the City Council of the City of Federal Way, Washington, does hereby ordain as
follows:
Section 1. Findings.
A. The proposed amendments to Chapter 5, "Housing," ofthe Federal Way Comprehensive Plan, as
set forth in Exhibit A attached hereto, provides policies for a diverse range of housing, including affordable
housing, that is compatible with neighborhood character and meets the City's design guidelines, and will,
therefore, benefit the neighborhood, City, and region, while also meeting the adopted housing targets, and
bears a substantial relationship to public health, safety, and welfare; is in the best interest of the residents of the
City; and is consistent with the requirements ofRCW 36.70A, the King County Countywide Planning Policies,
and the unamended portion of the Plan.
B. The proposed amendment to Chapter 5, "Housing," of the Federal Way Comprehensive Plan, as
set forth in Exhibit A attached hereto, will not negatively affect open space, streams, lakes, or wetlands, or the
physical environment in general. The amendments will allow for growth and development consistent with the
Plan's overall vision and with the Plan's land use element household and job projections. The amendment,
therefore, bears a substantial relationship to public health, safety, and welfare; is in the best interest of the
residents of the City; and is consistent with the requirements ofRCW 36.70A, the King County Countywide
Planning Policies, and the unamended portion of the Plan.
Section 2.
Comprehensive Plan Amendments Adoption.
The 1995 City of Federal Way
Comprehensive Plan, as thereafter amended in 1998,2000,2001,2003, and 2004, copies of which are on file
with the Office ofthe City Clerk, hereby are and shaH be amended as set forth in Exhibit A attached hereto.
Section 3. Amendment Authority. The adoption of Plan amendments in Section 2 above is pursuant
to the authority granted by Chapters 36.70A and 35A.63 RCW, and pursuant to FWCC Section 22-541.
Section 4. Severability. The provisions of this ordinance are declared separate and severable. The
invalidity of any clause, sentence, paragraph, subdivision, section, or portion ofthis ordinance, or the invalidity
ORD #05-492, PAGE 3
of the application thereof to any person or circumstance, shall not affect the validity of the remainder of the
ordinance, or the validity of its application to other persons or circumstances.
Section 5. Savings Clause. The 1995 City of Federal Way Comprehensive Plan, as thereafter
amended in 1998, 2000, 200 I, 2003, and 2004 shall remain in force and effect until the amendments thereto
become operative upon the effective date of this ordinance.
Section 6. Ratification. Any act consistent with the authority and prior to the effective date of this
ordinance is hereby ratified and affirmed.
Section 7. Effective Date. This ordinance shall take effect and be in force five (5) days from and after
its passage, approval, and publication, as provided by law.
PASSED by the City Council of the City of Federal Way this
June ,2005.
7th
day of
. (A,..
>t æ ( . (~ May, ean MeColgan
City Clerk, N. Clmstine~c ~
A A ,1
¡VIe. ¿.
APPROVED AS TO FORM:
~~~~
City Attorney, Patricia A. Richardson
FILED WITH THE CITY CLERIC
PASSED BY THE CITY COUNCIL:
5/10/2005
6/7/2005
6/9/2005
6/16/2005
05-492
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE No:
1:\2004 Comprehensive Plan\2004 Update\City CouncillHousing Chapter Adoption Ordinance.doc/5/t 0/2005 t :58 PM
ORD # 05-492 ,PAGE 4
EXHIBIT A
TO
ADOPTION ORDINANCE
CHAPTER FIVE - HOUSING
5.0
INTRODUCTION
This .vader-allYs-)' Cemprchcllsi'¡c Plan
This Federal Wav Comprehensive Plan (FWCP) Housing chapter, together with the Land
Use chapter, i§ perhaps the most personal components of the comprehensive plan. Their
policies affect the immediate environment in which residents live and raise their families.
The primary goal ofthe Housing chapter is to create high quality neighborhoods that
meet Federal Way's current and future housing needs for all economic groups and
household types. It does this by preserving existing neighborhood character while also
encouraging the development of a wide range of housing types. The Land Use chapter
determines the location and densities of that new housing.
The availability of diverse housing choices and affordable housing for all income groups
is essential to a stable, healthy, and thriving community. Most housing is not built by
cities, but by the private sector. However, cities and other entities, such as lending
institutions, do impact the supply and affordability of housing. This chapter focuses on
the housing supply and affordability factors that the City can either control or influence.
5.1
Requirements of the Growth Management Act~
Washington State Growth Management Act
The GMA requires cities to, "...encourage the availability of affordable housing to all
economic segments of the population and to promote a variety of residential densities and
housing types." It also encourages "preservation of existing housing stock" The GMA
discourages conversion of undeveloped land, "...into sprawling, low-density
developments" (RCW 36.70A020, 1990 Supp.).
The GMA requires that the Housing chapter include:
.
An inventory and analysis of existing and projected housing needs.
.
A statement of goals and policies for housing preservation, improvement, and
development.
.
Identification of sufficient land area for the number of needed housing units,
including government assisted housing, housing for low income families,
mobile/manufactured housing, multiple family housing, and special needs
FWCC - Chapter Five, Housing
housing. This defines the amount of land that the City must designate for housing
in the Land Use chapter.
.
A strategy and policy for meeting the housing needs of all economic segments of
the community.
.
Encouragement for innovative land use management techniques to enhance
affordable housing opportunities, including density bonuses, cluster housing,
planned unit developments, and transfer of development rights.
Countyv/ide Policies
[The following figure will be replaced by a new Figure V-I (page 7).]
Countvw~e Polic~
The Countywide Planning Policies (CWPPs), required by GMA, both confirm and
supplement the GMA. The CWPPs for affordable housing promote a "rational and
equitable" distribution of affordable housing. They require that jurisdictions do the
following regarding housing:
.
Provide for a diversity of housing types to meet a variety of needs and plan for
housing opportunities for all economic segments of the population.
.
Consider the need for proximity to lower wage employment, access to
transportation and human services, and the adequacy of infrastructure to support
housing development when planning for housing affordable to low and
moderate-income households",
.
Develop strategies to preserve existing low-income housing and provide
relocation assistance to households that may be displaced due to public action,
where feasible",
.
Evaluate existing subsidized and low cost housing resources and identify such
housing that may be lost due to redevelopment, deteriorating housing conditions,
public policies or actions.
.
Participate in cooperative, countywide efforts to address current low income
housing needs",
The policies also establish numerical housing targets that each city should accommodate
as well as specific targets for housing affordable to households earning less than 80
percent of the Ç.ounty's median family income. The numerical housing target for Federal
Way is discussed in the Future Housing Growth section of this chapter. The overall
targets for low and moderate-income housing are described below.
Revised 2002 2005
V.2
FWCC - Chapter Five, Housing
.
Seventeen percent of new housing units should be affordable to households
between 50 and 80 percent of median income.
.
Twenty percent of new housing units should be affordable to households below
50 percent of median income. (Jurisdictions that had relatively less existing
affordable housing were required to have 24 percent of new housing be
affordable to this income group.)
The CWPPs also suggest local actions to encourage development of affordable housing.
These may include, but are not limited to, providing sufficient land zoned for higher
housing densities, revision of development standards and permitting procedures,
reviewing codes for redundancies and inconsistencies, and providing opportunities for a
range of housing types.
5.2
FEDERAL WAY AND ITS HOUSING
Federal Way, like most communities, has residents with a range of incomes, ages, and
household types. The size and type of housing needed by Federal Way residents have
been changing due to a number of factors, such as the influx of new immigrants, the
increasing number of people living alone, the rising number of single-parent households,
and increasing life span. Federal Way's housing opportunities must accommodate all of
the various types and cost of housing needed by its residents.
Household and Population Trends
Federal Way's population growth has slowed down since the 1980s when its population
doubled. According to the Census, ftom 1990 to 2000 Federal Way has grown
approximately 23 percent. This is greater than King County's growth rate of 15 percent,
but less than some of its neighboring cities.
Population by Age
Revised :1OOé 2005
V-3
FWCC - Chapter Five, Housing
The age of a city's population is an important indicator of housing need. Different types
of housing are needed at various stages of people's lives. Federal Way's citizens are
relatively young. Over half of its population is under 35 years of age; almost one-third of
this group is under 18 years of age. This statistic reflects a City with many young families
and individuals, many of whom may need rental housing as well as first-time homeowner
opportunities. It is the residents between the ages of 25 and 35 that represent the majority
of potential first-time homeowners. Federal Way must provide entry-level homes for this
existing and future population ifthey are to remain in the community. Typically, first
time homebuyer opportunities are in the form of smaller single-family homes,
townhouses, and condominiums.
Fiaure V.1
Federal Way's Population by Aae
25,000
(þ
g. 20,000
(þ
!t 15,000
0
; 10,000
.c
5 5,000
Z
0
5 and 6-17
under
18-24 25.35 36-54 55-64 65-74 75-84 85 and
older
Age
Source; 2000 Census
Smaller sized ownership units and rental housing are needed not only by this younger
population, but by seniors as well. Seniors often desire smaller and more affordable
housing, both ownership and rental, in order to minimize or eliminate yard work!
housework and to expend less of their fixed incomes for housing. Of course, these types
of housing are also ideal for the growing number of single person households, as well as
for many of the rising number of single parent headed household, regardless of age.
Seniors make up only eiR;ht percent of Federal Way residents, less than King County's
percentage of ten. However, countywide, both the number of elderly and its proportion of
the senior population is expected to increase by 2010 and increase more dramatically by
2025 as the baby boomer generation ages.
Household Income
Understanding the distribution of Federal Way's household income is also critical in
planning for its future housing needs. A household's income dictates its housing
decisions and opportunities. The King County Benchmark Program defines income
groups as follows;
Very Low Income:
0 - 30% of county median income
Revised 2QOO 2005
V.4
FWCC - Chapter Five, Housing
Low Income:
Moderate Income:
31-50% of county median income
51 ~80% of county median income
Middle Income:
Upper Income:
81-120% of county median income
120% or more_of county median income
According to the 2000 Census, Federal Way's median household income was $49,278,
which is less than King County's median of$53,157, but more than the South King
County cities'¡ median income of $45,850. Federal Way's income groups are distributed
in approximately a 60:40 split> with 60 percent of residents with middle and greater
incomes and 40 percent with moderate and lesser incomes.
Figure V-2
Households By Income Level
Very Low
Middle and Upper 11 % L
58% ~1~
Moderate
19%
Source: 2000 Census
Household Size
Federal Way has the largest average household size in South King County at 2.63. It is
well above the King County average of2.39 per household. However, as for most cities,
Federal Way consists predominately of one and two person households, as the figure
below shows. Three reasons for Federal Way's relatively large average household size is
its large percentage (67.6 percent) of families, its relatively high number of immigrants
{who tend to have large families), and the overcrowding of its housing due to
affordability and availability issues.
I The South King County cities used in this comparison are Auburn, Burien, Des Moines, Kent, Federal Way,
Normandy Park, Renton, SeaTac, and Tukwila-
Revised 2002 2005
V.S
FWCC - Chapter Five, Housing
Figure V- 3
Distribution of Households by Size in Federal Way, 2000
5+ People
11%
1 Person
25%
4 People
15%
2 People
32%
3 People
17%
Source: 2000 Census
Overcrowding
According to the 2000 Census, almost eight percent of Federal Way's housing is
overcrowded. Overcrowding, defined by HUD as having more than one person per room
in a housing unit, is more of a problem in Federal Way than in King County or on
average in South King County, although the South King County cities of Kent, SeaTac,
and Tukwila have a worse problem with overcrowding. Overcrowding typically results
when households hav~ to "double up" in order to afford the cost ofhousing~ or from large
families not being able to find an appropriately sized unit.
Special Needs Populations
There are many people in Federal Way who need housing that is directly linked to
supportive services and/or is designed to accommodate physical disabilities. The private
market, for the most part, does not meet the housing and service needs of these groups,
especially if they are low-income. However. the need is independent of a person's
income; it is experienced due to a crisis or disabling condition. Although most who are
disabled on a permanent basis, due to the limitations of their disability, usually become
very low-income.
Special needs populations and their needs are diverse. Some groups require special needs
housing for a limited time and others on a permanent basis. Two examples of housing
needed on a permanent basis are group homes by some developmentally disabled adults
and apartments with supportive services for the chronically mentally ill. The type of
housing that is needed on a temporary basis includes confidential shelters and transitional
housing for victims of domestic violence, supportive housing for pregnant teens, and
emergency shelters and transitional housing for the homeless.
Special needs populations require two major ingredients to ensure a stable housing
situation: very low cost housing and supportive services. The type and number of
supportive services required varies by population and by individuals within each
ReviSed ;!Q@ 2005
V-Æ',
FWCC - Chapter Five, Housing
population. Jurisdictions can help encourage an adequate supply of special needs housing
by ensuring that its codes and regulations are not barriers to the provision of special
needs housing throughout the City.
Employment
om 6,650 to 7,710, a 16 percent Federal Way is more a source for workers than a place
to work, according to the Puget Sound Regional Council's (PSRC) Location of Jobs and
People in Central Puget Sound, 1999. There are 30,012 jobs in Federal Way, according
to another PSRC study, Covered Employment Estimates for 2002. This is not enough to
employ Federal Way's approximately 60,000 potential workers aged 18 or older. This
low ratio of people to jobs is why Federal Way is considered a bedroom community.
Approximately 70 percent ofthose 30,012 jobs were in the retail and service sector. Jobs
in government and education accounted for the next highest percentage with almost 13
percent.
Federal Way's proportion of retail jobs is twice the regional average. Jobs in retail sales
and service employment typically pay low wages and as a result, these workers have
difficulty finding housing they can afford despite working full time jobs. Accordingly,
there may be an imbalance between jobs available in Federal Way and the earnings
needed to afford local housing. Ironically, this may result in employees working in the
City commuting from other communities where cheaper housing is available and higher
wage earners who live in Federal Way commuting to other cities for higher paying jobs.
Housing Stock and its Condition
According to the April 1, 2004~ Washington State Office of Financial Management
(OFM) estimates there are 33,249 housing units in Federal Way. Ofthis total. 18.377 are
single family. 13.635 are multi-family. 1.219 are mobile homes or trailers. and 18 are
special housing. The majority of Federal Way's housing is fairly homogenous. The
housing primarily consists of single-family detached units, constructed in the sixties and
eighties. According to the 2000 Census, almost 11 percent of those singk:;family homes
are rentals, a lower percentage than the £ounty's approximately 13 percent. There are
some mobile home parks and a few duplexes located in the City. The rest of the housing
stock tends to be two and three story apartment buildings. Although, the number of
structures with 20 or more units ha§ been increasing as a proportion of all housing in the
last several years. (The composition of this housing is illustrated in the figure below.)
Federal Way's housing provides only a narrow range of choices and does not fully reflect
the range of housing options that could be built.
Revised ;mQ;! 2005
V-l
FWCC - Chapter Five, Housing
Figure V-4
Federal Way's Housing Stock
Mobile Homes
4%
Single Famil
55%
Source: Washington State Office of Financial Management, April 2004
This lack of housing choice creates a situation where an increasing number of families
find it difficult to obtain suitable housing in the community. It affects empty nesters and
couples that have raised their families and who for life-style reasons, no longer need or
want a large single-family house and the associated maintenance. Young adults, students,
young married couples, and low.:income workers would like to live in the community
where they grew up or currently work, but often cannot find a house that fits their
housing needs or cannot afford the available housing.
Subsidized Housing
Included in Federal Way's 33,249 housing units, is ~limited amount of subsidized
housing. In 2004, there were 443 King County Housing Authority (KCHA) Public
Housing units and approximately 800 subsidized units owned by private non-profit
agencies and reserved mostly for the elderly, physically disabled, or those with other
special housing needs. ill addition, as of February 2004, 1,141 households were renting in
Federal Way using KCHA Section 8 vouchers. A household with a Section 8 voucher can
live anywhere in the £ounty. The tenant pays 30 to 40 percent of their income toward the
rent and HUD pays the remainder up to a certain limit. Tenants are encouraged to pay
no more than 30 percent oftheir income.. but are permitted to pay up to 40 percent if
necessary to obtain suitable housing.
The demand for both subsidized housing and vouchers far out strips supply. For example,
in February 2003,364 Federal Way residents were on the waiting list for public housing;
households are typically on the waiting list for 1 Y:z to 2 years. In addition, 420 Federal
Way residents were on the waiting list for Section 8 vouchers~ however, the Section 8
waiting list is closed to new households and it is not expected to open for the foreseeable
future.
Revised 2002 2005
V-8
FWCC - Chapter Five, Housing
Housing Inventory Condition
For the most part, the housing stock in Federal Way is in good condition. The City has
very little concentration of substandard housing, which is typically found in older urban
areas. However, houses in poor condition do exist in isolated cases around the City and in
small pockets.
The King County Assessor's Office provides information related to housing construction
quality, which is a good indicator of housing condition. The Assessor's data indicates an
overall housing stock of average to better quality. There are a few areas, however, where
clusters of buildings have lower quality rankings. Two such areas of note are the
Westway and Lake Grove neighborhoods. The City is aware of the housing condition in
these areas. In Westway, the City and a group of interested housing and social service
agencies are working with the community to identify approaches to improve the
neighborhood. The goal is to create a model for neighborhood involvement and planning
that could be replicated in other neighborhoods. Preventing existing affordable housing
stock from deteriorating is a key to retaining existing affordable housing.
Housing Cost and Affordability
The term "affordable" is not dollar-specific; it is used in a relative sense. In the case of
housing, "affordable" typically is defined as housing costs that total no more than 30
percent of a household's gross income. That affordable dollar amount, of course, changes
depending upon the income level of each household. The following table shows the
annual income, affordable monthly housing cost. and affordable home price. by
household size, for each income group.
Revised 200:12005
V-9
FWCC - Chapter Five, Housing
Table V-I
2004 Income Levels and Affordable Housing Costs by Household Size
Affordable Monthly Housinfl Cost eQuals 30% of the household's income. In the case of homeowners hip, the
cost includes principal. interest. and property taxes, The Affordable Horne Price assumes a 5% down paYment
on a 30- ear mort a e at a 6% interest rate.
Affordable Monthlv
Housin!! Cost
$
$
525
$
585
Affordable Home Price $ 72.000 $ 86,700
, Annuallncöirle ..;~i:,,~4fj~i~ .;;,j,$;:~~t';'31.150
Affordable Monthly $ 683 $ 780
Housin!! Cost
$ 97 .300 $ 108.500
. $ .', 3~~~iiii~;i :¡~;;$::;::::/ß.95I)'
$
878
$
975
......"'.'...'.'. . ..
Annuålliæome
. .................. ..."'. .....
Afforda~le Month1v $ 1.090 $
.' Housm!! Cost
1 Affordable Home Price $ 191.400 $ 218.600
...:.;~nnuâi;itl~Ónie ;,;:\;;~!~1~~~..
Affordable Monthlv $ 1.363 $ 1.558
Housing Cost
1.245
$
1.403
$
1.558
$ 246.200 $ 273.500
.. . $ 7~.lð~i:!~\:..~!¡i..;,,)!ii~o;!!;!:!
$ 1.753 $ 1.948
....,::::iRt'u1allncome .' ...'.'
Affordable Monthlv
.;¡~,::!:;:;S~ Housing Cost
; ,":' ." Affordable Home Price
$ 239.200 $ 273.500 $ 307.700 $ 341.900
iY"""'.']1!¡'!i!;$\/~;;;d4. 750; '." : '$ ,"s4anb~i!'iii;i~~":;i:;'~;~Ôf}.'!;i;
$ 1.635 $ 1.870 $ 2.103 $ 2.338
$ 287.100
$ 328.300
$ 369.100
$ 410.400
Unfortunately, housing costs often take a bigger bite out a household's income than the
recommended 30 percent. For higher income households..Jhis still leaves enough money
to pay for other necessities and perhaps some luxuries. It is lower income households that
are negatively impacted if they are unable to find affordable housing. According to the
2000 Census, in Federal Way almost three-quarters of households earning 50 percent or
less of median family income spend over 30 percent of their income on housing; almost
40 percent of those households spend over half of their income on housing. Table V -4
vrovides more information on residents overpaying for their housing in Federal Way.
Ownership Housing
The cost of ownership housing in Federal Way, like other places in King County, has
been increasing. In Federal Way, the average price of a single:family home in 2003 was
$233.980, an increase of 24 percent since 1999. and the average vrice of a condominium
increased by 37 percent to $120,958.
Revised 2QOO 2005
V.1O
FWCC - Chapter Five, Housing
Table V~2
2003 Housing Sales Prices in Federal Way
- - ,.... . .
Price
2003
Chanqe'Since 1999
-.- ."--
---,-----, -----,.._-----
Averaae Sinale-Familv Price, .
Av~~~SinQle-Familv P~~¡':; :,:::
'~:rj/, '
Average Condöminium Price
..._"..""", ,'" -."..,."
~~.~-,y',~.Q
!?~~J(?,~4.!
~:4~~q
17:tQ
5120958
.--.-,:..l. ..
;37%
Source: Northwest Multiple Listing
Affordability of Ownership Housing
Compared to some other parts of the-county, Federal Way's ownership housing is
relatively affordable. For instance, in 2003, the average price of a home in King County
was $352,956, approximately $120,000 more than in Federal Way. As the table below
shows, in 2003, the average priced single::family house was affordable to households over
80 percent of median income, while a three or four person household below 50 percent of
median could afford an average priced condominium in Federal Way.
Table V-3
Affordability of Home Purchase in Federal Way, 2003
. .", , ;":"~1W~::RJQU;recif~'~:
,,:::;~" ',~ ,i' ~,. '. ": ; Averaae~Priced
'(, "", . 'T;"'" '
~:'t~: : .;,: :~~::':' , ~inale Family Home'
. ". ""."..
:¡...,....'"::.~,.""",:,~",:",."&~'j",.~,, .
'"lriëomc{Reaûfied fòr : "- I
,Averaae~Prlced New'
'. Sinale Famllv Home. .
"':"";"""":,':"""""';"1!:~.:.,
~pet Q ?;r~,
H ' . , "
. ',' , '" . , .'"
'" ",:,~.:'" ,
2 Person"
Household: II
:", V':~:.",
3 Person
Houseti'oid'~
100%Jy!pdjan
J.2.Q%_.M!:"-d i.mJ
.Just Over ~)()"~{,
Median
'I O()'y" Mee j¡::¡n
Over 100% Median
.Les~;LTtlé!rU;¡Q.o¡,)
Median
80ry" MeeJlim
Over 80%, Median
Less Than qO%
M~gl~n
" 'L,'.,!,~"ì{.~'!'..{~
4 Person
Household
lqs::; II¡iJlIJiO%
M..QÇll{:!D
Over 80~Z'!LM.~qiéln
Less Than 50%
Median
, ,,-, -....--
Rental Housing
The Dupre + Scott Apartment Reports track rents by the size of the building: 1 to 19 unit
buildings and 20 or more unit buildings. The vast majority of rental buildings in Federal
Way are less than 20 units. Therefore, this section will examine rents for these smaller
rental buildings. It makes a difference since average rents vary based upon the size of the
building. Rent in buildings with I to 19 units have less expensive one::bedroom units (by
$87 a month) but more expensive larger units (:fi-om $87 to $387 more a month). This
could be because so many of Federal Way's single::family homes are rentals and single:
Revised :mw 2005
V-11
FWCC - Chapter Five, Housing
family houses are the most expensive rental type. Rents in buildings with 1 to 19 units
average $586 for a one bedroom, $818 for a two bedroom, $1,207 for a three bedroom,
and $1,426 for a four bedroom.
Affordability of Rental Housing
The following table, derived from the 2000 Census State of the Cities data tables, provides
some valuable information, but can easily result in erroneous assumptions. For instance, it
makes it appear that there are not enough rentals for households over 80 percent of median
income. However, the 850 units cited as affordable are just those relatively few rentals that
are expensive enough to equal 30 percent of these higher households' incomes. All the
rentals affordable to lower income households are, of course, affordable to these higher
income households as well. The Census further informs us that only about 50 percent of
the housing affordable to each income group is actually occupied by that income group.
This demonstrates that other income groups are renting units with rents that either equal
much less or much more than 30 percent of household income.
Table V-4
Quantity and Affordability of Federal Way's Rental Housing for
Each Income Group
'_._-,."'~""'.,.~~."".. '~'J:'<:';""'"
:.,{.,.."~"~..,, , .'.NA~,~,,~,:":Nuri1Þ:erof
, .,:~J~ï~õ ,,&"G'rou,p '.. ,: ~'N~e~(~,~(.::,~," .' Affordable
. ,.,~,tfl, '. ,. æ::& ""'~ h Id U .t
: ril;;:¡¡¡,..', , ':~~ï~': ~'.,uuseo s m s
"--'.!.. ." " .~~\"I' ~ '
~~~~ò~::~~"'.' 2451 648
,il K,:,~I~:',. :',~:.~/'~~~f '~.,:.,/:-;,:
, 31 - 50";. å 'i,NL:,
}I.~" ' ~",;...,I, ,:;','.:.,' ,,"~'fi',::~,
51:,' ""'n.%'ofMedian' '.','
",)r,'"r~':."::,'..,," ~::',
".~"" ... ' ';"" , "'" ," ','
, , ,',' "'4'i,,":~':'" ",
, Over 80% o~,tlian45:'"
~~".~'~ '
., :~:,j¡...", . "," ..~. " ... . , .....
2736
4450
3353
8450
5085
850
Source: 2000 Census
Percent ' Percent
Built Before':' Overpaying
1970,,',: ,', '
. :
26.1 79.5
17.4 80.1
7,1 23.9
N/A 2
Note: The percent overpaying are the percent of households paying more than 30% of household
income on housing.
Table V -4 also illustrates the need for housing for households earning 30 percent or less
of median income. For instance. by comparing the number of renter households earning
30 percent or less of median income with the number of rental units affordable to this
income grouP. we find that there is 1,803 fewer affordable housing units than needed for
this income group. This is further illustrated in the last column of the table, which shows
that almost 80 percent of these households pay more than 30 percent of their income for
rent. ill addition, a significant portion of the few housing units that are affordable to these
very~low income households were built before 1970, implying that fewer are being built
more recently.
Revised 2002 2005
V..12
FWCC - Chapter Five. Housing
Federal Way's rental housing, as with the rental housing throughout the county, is
generally affordable to households in the 50 to 60 percent of median income range and
above. As Table V ~i.shows, it is the households at 40 percent of median income and
below that have the most difficulty in finding affordable rentals; although, larger
households at 50 percent of median income also lack for affordable rental housing. For
example, a three~person household earning 30 percent of median income pays $292 more
than they can afford for a two-bedroom apartment in Federal Way. The figure also
demonstrates why overcrowding may be so prevalent in Federal Way. Low~income
households can only afford rentals with three or more bedrooms by doubling or tripling
up with other households.
Table V-Í
Affordability of Federal Way's 2004 Average Rents
""""'~i;::<:~:;,' Ti.';I~~~r.'~,',J~f;:,""
'";,:',,~~,~~.,,,:, ';~;~~~' èn~å~ Affordability (Gap) or Surplus "
'-:'" ',....",/;,,':'~""~,,"~';'~~:' bylncomcLcvcr:i~~~,,'" ' " ""~':""""
'" :"Y,':"': : ' " '~*, ," ,,~,,:,:,:!_.L_.._.,_..,.u., -_.,.:.:~:::Ð~~::'; ',~'~':'.:¡~,:" ,~~'~:.'iL.~-...
" ':'¿l~_rage'30%'Of!~'}'\.40%of 50%Oti'~'::','6Ô.~/i)f:\,:<'8o-~o(
~~;:~7f,~: '. ;~'~1~i~si,Ž~!~~i~~,~:.:;,.',,':~~~ia~___, ,._~,e~,~~.~-~_,~"M~~~~,~"~'~.:,:~.~~-~~-
",,' 1 BR' $586 ($178) ($41) $95 $232 $325
(1 P.p~
.'~I~' ,.,. $586 ($119) $37 $192 $349 $372
:'~~:t!!" '
(2 people)":'
, :;"i~' $818 ($351) ($195)
" 2 BR.\~:~' ($40) 5117 $372
, ,-".."
, ' ,v
(2 p~op~eV
", 2'B,R $818 ($292) ($117) $58 $234 $418
",(~'people)
3BR $1,207 ($624) ($428) ($234) ($39) $465
, , '..,
(4'pe9pl~l,'
"~~~'" $1,207 ($576) ($366) (5156) 855 $502
" i: ',.. "
,(&peop/e)'
,,:"~;~~~: 51.426 (5701) ($460) ($219) $23 $576
(7 people) I
,..::~~~~" $1 ,426 I ($655) ($398) ($141) $116 $613
I
I (8,"p.fiRPle} i
--- .. ,!
Source: Dupre + Scott 1-19 Apartment Report, Betsy Czark & Associates
In conclusion, it appears that the rental market is providing affordable rentals to
households above 50 percent of median and ownership of single=family housing for
households above 80 percent of median, and ownership condominium for those at
approximately 50 percent of median. Therefore, all the City's affordable housing
Revised 2002 2005
V-13
FWCC - Chapter Five, Housing
programs, current and proposed, (e.g., density bonuses, inc1usionary zoning, impact fee
waivers, federal Community Development Block Grant [CDBG] funding, etc.) should
target these income groups not otherwise being provided with affordable housing by the
private market.
Future Housing Growth
The purpose of the GMA, is to assist every city in responsibly planning for growth.
Growth will occur. We can either scramble to accommodate this growth or plan for it.
Left alone, the housing market will build housing in the easiest and most profitable
manner to meet the housing demand. Unfortunately, unless guided by good policy,
zoning, development regulations, and incentives, this market-driven response usually
does not supply the diversity of housing choices and prices that result in a healthy and
attractive community.
Housing Targets
During their September 25, 2002 meeting, the GMPC adopted a motion to update the
targets for new households and jobs for the period, 2001 = 2022. These targets were
based on a methodology developed over a two-year period by the King County Planning
Directors. The adopted 2001 - 2022 housing target for Federal Way is 6,188 new
residential units.
Of that 6, I 88-unit target, per the CWPPs, 20 percent (1,238 units) should be affordable to
households at or below 50 percent of median~ and 17 percent (1,052 units) should be
affordable to households between 50 and 80 percent of median income.
Housing Capacity
As is described in the Land Use chapter, Federal Way currently has a capacity for 5,538
new residential units, including 3,265 detached single-family homes and up to 2,273
multiple-family units. The capacity for 1,415 of those multifamily units is located in
mixed-use development zones. Given the 6,188 housing unit target above, Federal Way,
at the time ofthe target adjustment, had a capacity deficit of 650 housing units.
The City will increase its capacity in order to eliminate this deficit in a number of ways.
For instance, in order to encourage more residential development, the City will consider a
number of chanl!:es. including a change to the definition of density for conventional
subdivisions. Currently, density is based on minimum lot sizesJhe change would base
density on gross acreage. This should result in relatively more lots than presently
allowed. In addition, the City is focusing its policy and development efforts on the City
Center and mixed-use zones to ensure that the projected multifamily housing is built in
those areas. For instance, it has adopted a ten-year exemption from property taxes for
multi-family development within the City Center. The City is also preparing a Planned
Action SEP A for the City Center, which would allow environmental review to occur in
advance of development. This is an incentive for developers since it allows development
to proceed more quickly. As part ofthe Planned Action SEP A. the City is considering
Revised 200;? 2005
V.14
FWCC - Chapter Five, Housing
allowing increased hei~ht for structures in the City Center. which would increase
potential capacity for new residential dwellin~ units.
Meeting the Need for Housing
In addition to ensuring the land capacity to accommodate the expected growth in
households, the City must do what it can to ensure diverse housing opportunities for all
income groups. Although no city can guarantee that the housing built will be affordable
to all income groups, cities can encourage and facilitate housing that is more affordable
using factors it does control, such as land use regulations. For instance, the City can
ensure that it has an adequate amount of land zoned to facilitate the development of
affordable housing opportunities, such as smaller lot sizes, townhouses, cottage housing,
cluster housing, accessory dwelling units, duplexes, triplexes, small-scale apartments,
senior apartments, and single-room-occupancy housing.
Zoning and Development Regulations
Jurisdictions place the most significant controls on housing development through land
use controls and zoning. By a careful evaluation and revision of land use regulations,
Federal Way can significantly influence the amount, type, design, and affordability ofthe
housing built in the community. Federal Way, like most urban and suburban jurisdictions,
is already "built out"~ therefore, the greatest opportunities for expanding the types of
housing available are in infill and redevelopment, not new development.
Therefore, The first component of Federal Way's housing strategy is to promote in-fill
while protecting the character and quality of its existing single-family residential
neighborhoods. For instance, it's possible to increase the number of units in existing
single:family neighborhoods without changing the neighborhood character by allowing
accessory dwelling units, duplexes, cottage developments, or low:density multifamily
structures. The City already allow~cluster housing in single-family zones~ however, other
techniques such as lot averaging may be added to the FWCC to encourage compatible
development on difficult sites and near environmentally sensitive areas. Implementation
of the City's design guidelines will ensure that in-fill development will FlØt be pell'Aitted
at the ClJLpenSe of the quality of life iFl be compatible with existing neighborhoods.
The second component of the housing strategy is to encourage higher density residential
uses in the I-5/Highway 99 corridor, including the City Center. Row houses, townhouses,
condominiums, and mid-rise residential buildings are appropriate in these areas given
the availability of utilities and other infrastructure, access to public transportation, jobs,
shopping, entertainment, and social and human services. This plan anticipates that during
the next 20 years, the City Center and the Highway 99 corridor will redevelop and
accommodate the majority of the City's new housing units, particularly
multifamily housing units. The area will gradually become a denser, mixed use,
pedestrian friendly, high amenity, high quality,vital part of Federal Way.
The third part of the strategy is to ensure that there is sufficient land available for other
housing needs such as government assisted housing, manufactured housing, housing for
low-income families, and special needs housing~ including group homes, and foster care
Revised 2002 2005
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FWCC - Chapter Five. Housing
facilities. The Land Use chapter and FWCC provide support for tffis these type§. of
housing. -A&- A critical issue in providing a sufficient amount of this housing is to
remove any regulatory barriers to locating such housing throughout Federal Way.
Affordable and Special Needs Housing Strategies
One way that Federal Way can encourage special needs and affordable housing is by
removing regulatory barriers and ensuring an adequate amount of land zoned to facilitate
affordable housing, such as smaller lot sizes, townhouses, cottage housing, cluster
housing, accessory dwelling units, duplexes, triplexes, small-scale apartments, senior
apartments, single-room~occupancy housing, and boarding homes.
A critical element that makes housing more affordable is cost-conscious development
regulations. Subdivision and development regulations should be modified to ensure that
land is used efficiently; that the regulations reflect current safety needs, and that they
permit and encourage construction of a broad range of housing types. For instance,
structural setbacks and street widths could be modified to facilitate small lot
developments, cottage housing, cluster housing.. and zero-lot line developments.
In addition, since the private housing market mostly targets those earning middle and
upper incomes, the City should consider providing extra incentives or requirements for
developers to build housing affordable to those with less financial resources. The City
already requires rental housing developments of 25 units or more to provide affordable
housing units.. and it also offers an affordable housing density bonus in the City Center.
Other programs it could offer include impact fee waivers, parking requirement
reductions, and affordable housing requirements in conjunction with transit-oriented
development. One incentive program alone is often not enough to encourage developers
to participate. For example, a study by the Growth Management Planning Council
(GMPCt Affordable Housing Incentive Program for King County, suggests that,
depending upon economic factors, a density bonus program needs to be combined with
other incentives in order to be fiscally feasible.
If the City provides incentives, cost-conscious development regulations, and allows
affordable housing types, the private market is more likely to provide housing affordable
to low- and moderate~income households. However, it is impossible for the private
housing market to meet the affordable housing needs of very low-income households,
which includes many with special needs. For example, a senior or disabled person on
Supplemental Security Income has an income of about $570 a month. which is about 13
percent of median income. After food and other essentials, this person does not have
much money left to pay for housing. Furthennore, rents that are affordable to this income
group cannot cover the basic operating and maintenance cost ofthe housing. Substantial
capital development subsidies, as well as rent subsides, are needed to make new
construction affordable to very low-income households.
To help meet this need for subsidized housing, Federal Way uses the funds available,
such as its federal Community Development Block Grant (CDBG} dollars, to help fund
needed housing and support services. Federal Way also work§...with the King County
Consortium, neighboring cities, local, state, and federal funding sources, and service and
housing providers to coordinate funding and to develop and implement effective housing
Revised 2002 2005
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FWCC - Chapter Five. Housing
policies and programs to meet future housing needs.
5.3
KEY HOUSING ISSUES
Preserving Neighborhood Character
Preserving existing neighborhood character is an important community value in Federal
Way. One of the reasons the community incorporated was to have more control over
maintaining the character of its existing single-family neighborhoods. The FWCP
recognizes that neighborhoods are special places and are valuable and important to the
quality oflife for many citizens. In particular, new development in established
neighborhoods must be sensitively designed and constructed~ Likewise, new
multifamily or mixed use development located along arterials running through or
adjacent to existing residential neighborhoods should be designed to minimize adverse
impacts to its surroundings.
Development Review
Time is money to a housing developer. Thus, whatever the City can do to reduce permit-
processing time will make housing more affordable. Acoordffigly, as As part of the HB
1724 code revisions, which were enacted in 1995. the City revised the FWCC so that
more land use decisions are administrative decisions, thereby avoiding time=consuming
public hearings.
The City also has in place a preapplication process that allows the developer to meet
with City representatives at an early stage in the review process to ensure that the
applicant understands City development regulations. Such early meetings allow the City
and housing developer to agree on the best method to achieve a code compliant and
mutually beneficial site plan prior to spending significant sums on costly design and
engineering work.
A significant portion of the cost of building housing is the cost of providing the necessary
inftastructure. If the City is interested in providing housing that is affordable to very low
income citizens, it could, to the extent economically practicable, provide the necessary
inftastructure, or possibly subsidize the cost of providing public facilities such as streets,
parks, utilities, transit facilities, public amenities, and social services. Federal and state
grants, including CDBG funds are available and should be used where appropriate.
Citizen Participation
Housing policies and development. which results from these policies. impact the
environment of Federal Way residents. Therefore, it is essential that citizens are involved
both in developing policies, such as those in the FWCP, and in reviewing proposed
housing developments. To accomplish this the City has different levels of citizen
Revised 200;1 2005
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FWCC - Chapter Five, Housing
participation processes. The process used depends upon the scale of the development and
itâ-potential to impact Federal Way citizens. Both the public and developers should have
a clear understanding of the citizen review process, including the types of issues that are
open to discussion and the time frame for the review process.
Good Design and Diversifying Housing Choice
Diversifying Housing Choice
The City's design guidelines will ensure that Federal Way is able to maintain and
improve the character and quality of its existing residential areas~ while at the same time
providing more diverse housing choices for its residents. New housing should be more
diverse and designed in a way that contributes to community character and relates well
to the existing neighborhood environment. It should reassure residents that they will be
able to afford to live close to their jobs, friends, and families. The proposed housing
diversity will also help preserve and maintain neighborhoods by ensuring that there are
housing opportunities for a healthy mix of ages and incomes.
Affordable and Special Needs Housing
To be prosperous in the long run, Federal Way must have sufficient housing affordable to
its bank tellers, firefighters, teachers, government employees, restaurant workers, sales
clerks, and seniors on fixed incomes. Federal Way's goal is both to preserve existing
affordable housing and to ensure that there is an adequate amount of special needs
housing and housing affordable to its low and moderate-income residents. To this end,
the City will eliminateIegulatory barriers to special needs and expand opportunities to
develop affordable housing. The City will also facilitate a range of affordable housing
types throughout the City by revising its zoning and development codes as necessary. The
City will also continue to offer density bonuses and other affordable housing programs to
encourage private developers to provide affordable housing. In addition, the City will use
its federal CDBG dollars and other resources to help fund the development and operation
of special needs and affordable housing.
Policy Coordination and Regional Participation
The GMA and good planning practice require that each chapter of the FWCP be
coordinated and consistent with goals and policies set forth in the other chapters. This is
especially true of the Housing chapter, particularly as it relates to the Land Use and
Transportation chapters.
Revised ~ 2005
V.18
FWCC - Chapter Five. Housing
The City also recognizes that most of the housing issues found in Federal Way are
common to the County, Seattle, and the other suburban jurisdictions. In order to ensure
that it addresses this regional housing need effectively, and to help eliminate duplications
of effort, the City should continue to coordinate with the King County Consortium, other
relevant regional entities, and other South King County cities when developing policies
and funding housing and housing-related services.
5.4
HOUSING CHAPTER GOALS AND POLICIES
The following section establishes goals and policies for providing, preserving, and
improving housing in Federal Way. These goals and policies provide a ftamework ftom
which to develop implementation strategies and work programs for the community. The
purpose of these goals and policies is to provide housing opportunities to all segments of
the population. Consistent with GMA, these goals and policies should promote a variety
of densities~ housing types, and encourage preservation of the City's existing housing
stock.
Overall Goal
Preserve and protect Federal Way's existing high quality residential neighborhoods
and promote a variety of opportunities to meet the housing needs of all residents of the
community and region.
Preserving Neighborhood Character
Goal
HGl
Preserve and protect the quality of existing residential neighborhoods and
require new development to be of a scale and design that is compatible with
existing neighborhood character.
Policies
HPl
High-density housing projects, with the exception of senior housing, will
not be permitted in existing single-family residential neighborhoods. More
moderate densities such as cottage housing will be considered.
HP2
Amend development regulations to accommodate a diverse range of
housing forms that are compatible with neighborhood character and create
an effective transition between the City Center, business areas, and
residential neighborhoods.
Revised 2002 2005
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FWCC - Chapter Five, Housing
BP3
Continue to allow accessory housing units within single-family
neighborhoods in a way that protects residential character, maintains
specific design standards, and complies with all applicable laws. Review
accessory housing regulations and, if necessary, revise any regulation that
inappropriately limits their development.
Maintain a strong code enforcement program to protect residential areas
from illegal land use activities.
BPS Subject to funding availability, conduct periodic surveys of housing conditions and
fund programs, including housing rehabilitation, to ensure that older
neighborhoods are not allowed to deteriorate.
BP4
BP6
If allowed by applicable law, development inside and outside the City
should be required to provide their fair share of onsite and offsite
improvements.
Community Involvement Aand Development Review
Goal
BG2
Policies
BP7
HP8
BP9
HP10
Involve the community in the development of new housing to a degree that is
consistent with the scale of impact on the surrounding neighborhoods.
Continue to B~ncourage public input into development of planning and
regulatory documents through a formal public process characterized by
broad, thorough, and timely public notice of pending action.
Consider the economic impact of all development regulations on the cost of
housing.
Maximize efficiency in the City's development review process and ensure
that unnecessary time delays and expenses are eliminated. Continue to
P-12rovide streamlined permitting processes for development that is
consistent with the FWCP and FWCC, and that has no adverse impacts.
Encourage community input, where appropriate, into the development
permit process by providing thorough and timely information to the public.
BP11 Continue to assist developers with housing proposals at the earliest possible
opportunity, including preapplication meetings to produce projects that can
be reviewed quickly and maximize their ability to receive permits.
Revised :!002 2005
V-20
FWCC - Chapter Five. Housing
Good Design and Diversifying Housing Choice
Goal
HG3
Policies
HP12
BPI3
HPI4
HPI4
IIPI5
HPI5
BPI6
HPl1
Develop a Comprehensive Plan and zoning code that provide flexibility to
produce innovative housing solutions, do not burden the cost of housing
development and maintenance, and diversifY the range of housing types
available in the City.
The FWCC and Land Use chapter of the FWCP will be coordinated to
facilitate locating housing affordable to low-income, anà-very low~income
and special needs households throughout the City, especially around the
City Center and other areas that provide proximity to low wage
employment, safe and convenient access to transportation and human
services, and adequate infrastructure to support housing development.
Continue to use design guidelines to ensure that new and infill developments
have aesthetic appeal and blend into surrounding development.
f~meJ.'ld developmeRt regulatioas to øaøourage superior design and greater
diversity of housing types &1'Id 6ests thrØ1:1gH Sl;l6H techniques as incentives,
ifl61l;lsioJ.'lary zoRiRg, plaflfled l;lJ.'lit develofJments, density bonuses, and
tr&1'lsfer of develepmeflt rights.
Establish appropriate minimum densities for each zone and encourage new
residential development to achieve maximum allowable density based on
gross area to ensure that the City can house the anticipated population
growth.
Consider zero let liRe stafldards \vitàia plQf1aød l;lflit developments to create
HigHer density siRgle fa.m.ily fleigHÐefHeods witH large open space areas.
Review zoning. subdivision and development re~ulations to ensure that
they further housing policies and don't create unintended barriers. This is
of particular importance for small lot and cottage housing developments. In
order to facilitate small lot and cottage housing developments, it is
particularly important to revise. as necessary. the subdivision and
development regulations that govern their development
As appropriate. Consider reducing reduce minimum lot sizes to allow
construction of smaller, detached single-family houses on smaller lots.
Increase capacity and encourage greater diversity of housing types and
costs for both infill and new development through various methods. such as
inclusionarv zoning. density bonuses. transfer of development rights.
Revised 2002 2005
V.21
FWCC - Chapter Five. Housing
H¥t-+ HP18
HP12
cluster housing, cottage housing, garden housing, duplexes, and low to
moderate density housing: types.
Continue to permit mixed-use residential/commercial development in
designated commercial areas throughout the City. Include develoiëJer
ineentivøs and design staNdards. Develop incentive programs to ensure an
adequate amount of housing is developed in these areas.
Increase the amount of undeveloped open spaces in both infill and new
development parcels, by expanding the use of cluster development and
allowing housing techniques such as lot averaging, and zero lot line
standards.
ßI4.8 HP20 Establish administrative procedures to permit innovative housing designs
and techniques, provided they are of high standard and consistent with the
FWCP.
JIP.W
HP2!
CÐntifRie to provide in66fltiTles, sueà as deflsity bonuses, for providing a
portioH of affordable flOl,J.sing in new developments.
Continue to provide incentives such as density bonuses for multi-family
housing, and expand the types of incentives offered to encourage new
developments to include affordable housing.
HP22Periodically review and update development regulations to incorporate
opportunities for new housing types.
Housing Affordability
Goal
HG4
Policies
HP2~
HP21
HP2~
Develop a range of affordable housing opportunities for low-income
households consistent with the CWPPs and the needs of the community.
Promote fair housing access to all persons without discrimination.
As estimated by CWPPs, maintain sufficient land supply and adequate
zoning within the City to accommodate 17 percent of the City's projected
net household growth for those making 50 to 80 percent of King County's
median income and 20 percent making less than 50 percent of median
income.
Require a portion of new housing on sites of significant size to be
affordable to low-income households at a level not provided otherwise by
the private market. Developers should be compensated for providing this
affordable housing by increased density or other benefits.
Revised 2002 2005
V-22
FWCC - Chapter Five, Housing
HP2~
HP21
HP28
HP29
HP3Q
HN+~
HP32
HP3~
HP3~
HP3§
Revise the City's affordable housing density bonus program to provide
housing at affordabihty levels not provided otherwise by the private
market. At a minimum, any affordable rental units should be affordable and
rented to households below 50 percent of county median income.. and
ownership units should be affordable and sold to households at or below 80
percent of county median income.
Ensure that any new affordable housing required by the City remains
affordable through some tool approved by the City. such as recording a lien
on the property. In the case of homeowners hip projects, the lien can be
structured as a deferred second mortgage to the homebuyer, due upon sale
if the subsequent buyer does not meet the income eligibility standards.
Coordinate all City affordable housing programs so that a developer can
use multiple incentives or programs for a single project. Required
affordability levels and duration of affordability should be the same for all
programs.
Allow and encourage use of manufactured housing in residential zones,
provided it confoffi1s to all applicable federal, state, and local requirements
and is compatible with the character of the surrounding neighborhood.
In order to maintain existing affordable housing, the City should continue
to allow manufactured home parks in existing locations. However, new
manufactured home parks will not be permitted, nor will expansion of
existing parks be allowed.
Encourage new residential development to achieve maximum allowable
density based on gross area.
Explore federal, state, and local resources to assist in financing affordable
rental and ownership housing. Encourage expansion of home ownership
options through such means as first time home buyer programs, housing
cooperatives, lease-purchase ownership, and other housing models.
Consider delaying, deferring, or exempting affordable housing from
development fees, concurrency requirements, payment of impact fees,
offsite mitigation, and other development expenses that do not compromise
environmental protection or public health, safety, and welfare concerns, or
constitute a nuisance.
Support tax law amendments that provide relief to owners of affordable and
special needs housing.
Identify low-income and very low-income housing resources that may be
lost due to redevelopment or deteriorating housing conditions. Develop
strategies that seek to preserve this existing housing, and that seek to
provide relocation assistance to households that are displaced as a result of
any redevelopment.
Revised :1002 2005
V.23
FWCC - Chapter Five, Housing
HP3!!
HP31
Annually monitor residential development to determine the total number of
new and redeveloped units receiving permits and units constructed, housing
types, developed densities, and remaining capacity for residential growth
for all income levels and needs.
Integrate and coordinate construction of public infrastructure with private
development to minimize housing costs wherever possible or practicable.
Special Needs Housing
Goal
HG5
Policies
Develop a range of housing opportunities that meet the requirements of people
with special housing needs, including the elderly, mentally ill. victims of
domestic abuse, and persons with debilitative conditions or injuries.
HP3~ Periodically review the FWCC and remove any regulatory barriers to locating
special needs housing and emergency and transitional housing throughout
the City as required by the federal Fair Housing Act, to avoid over-
concentration, and to ensure uniform distribution throughout all residential
and mixed-use zones.
HP39
Modify the FWCC's definition of family in order to simplify and clarifY
the definition and remove any potential barriers to siting housing for
protected classes as defined in the federal Fair Housing Act
~ HP40 Review permit applications for special needs housing in close coordination
with service providers and the City's Human Services program.
HP41Assist special needs housing developers, local service organizations and self-help
groups to obtain funding and support.
HP42
Goal
HG6
Policies
Ensure that access to special needs housing is provided without
discrimination.
Develop emergency shelter and transitional housing facilities for the homeless.
Revised 2002 2005
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FWCC - Chapter Five, Housing
HP4J
HP44
HP4~
Coordinate City actions related to homelessness with the City's Human
Services Program and non-profit housing and human services providers.
Clarify the City's Social Services Transitional Housing (SSTH) definition
and regulations and make necessary changes to result in adequate
opportunities to develop transitional housing in Federal Way.
Emergency shelters and transitional housing should be permitted and regulated
to ensure there are adequate opportunities to locate them throughout the
City, to avoid over-concentration of facilities, to ensure that such housing is
properly managed, and to avoid or mitigate significant impacts on existing
residential neighborhoods or other surrounding uses.
Regional Participation
Goal
HG8
Policies
HP42
HP41
HP48
HP49
Coordinate and integrate the City's housing programs with regional housing
efforts and with local housing and service providers.
Policies and regulations related to affordable housing should be consistent
with CWPPs and multi-county policies.
Establish effective links with King County and other area cities to assess
need and create housing opportunities for low-income and special needs
households, and develop ft housing program¡¡ that addresses issues common
throughout the region.
Subject to availability of funds, participate in the production and periodic
update of a housing needs assessment for the City and the region to ensure
that policy is based upon a rational evaluation of housing needs and
priorities.
Ensure equitable and rational distribution of affordable housing throughout
the region that is compatible with land use, transportation, and employment
locations.
Revised :!QOO 2005
V-25
FWCC - Chapter Five, Housing
1:\2004 Comprehensive Plan\2004 Update\City CounciJ\Clerk Copy\Housing Chapter.doc/6I20/2005 9:51 AM
Revised .2002 2005
V.26
!
CHAPTER FIVE - HOUSING
5.0 INTRODUCTION
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This Federal Wav Com�rehensive Plan (FWCP) Housing chapter, to�ether with the Land
Use chapter, is perhaps the most personal components of the comprehensive plan. Their
nolicies affect the immediate environment in which residents live and raise their families.
The primarv goal of the Housing chapter is to create hi h�quality neighborhoods that
meet Federal Wa current and future housin �needs for all economicgroups and
household types. It does this bv preservin� existing neighborhood character while also
encoura�ing the development of a wide range of housing tvpes. The Land Use chapter
determines the Iocation and densities of that new housin�.
The availability of diverse housing choices and affordable housing for all income �roups
is essential to a stable, healthy, and thrivin� community. Most housing is not built bv
cities, but b.�he private sector. However, cities and other entities, such as lendin�
institutions, do impact the su�ply and affordability of housin�. This chapter focuses on
the housin� su��ly and affordabilitv factors that the City can either control or influence.
•
FWCC — Chapter Five, Housing
•
5.1 Req,uirements of the Growth Manaqement Act �GMA)
Washington State Growth Management Act
The GMA requires cities to, "...encourage the availability of affordable housing to all
economic segments of the population and to promote a variety of residential densities and
housing types." It also encourages "preservation of existing housing stock." The GMA
discourages conversion of undeveloped land, "...into sprawling, low-density
developments" (RCW 36.70A.020, 1990 Supp.).
The GMA requires that the Housing chapter include:
• An inventory and analysis of existing and projected housing needs.
• A statement of goals and policies for housing preservation, improvement, and
development.
• Identification of sufficient land area for the number of needed housing units,
including government assisted housing, housing for low income families,
mobile/manufactured housing, multiple family housing, and special needs
housing. This defines the amount of land that the City must designate for housing
in the Land Use chapter.
• A strategy and policy for meeting the housing needs of all economic segments of
the community.
• Encouragement for innovative land use management techniques to enhance
affordable housing opportunities, including density bonuses, cluster housing,
planned unit developments, and transfer of development rights.
•• _ _ _
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FWCC - Chapter Five, Housing
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FWCC — Chapter Five, Housing
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FWCC — Chapter Five, Housing
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20
Countvwide Policies
The C ountywide Plannin¢ Policies (CWPPs) required bv GMA both confirm and
supplement the GMA The CWPPs for affordable housm¢ promote a`Yanonal and
equitable" distribution of affordable housin�� Thev require that tunsdichons do the
followin� re aQ rdin�
• Provide for a diversity of housin� tmes to meet a varietv of needs and plan for
housin opportunities for all economic se�ments of the nonulahon.
• Consider the need for proximitv to lower waQe emplovment, ac cess to .
trans portation and human services and the ade quacv of infrastructure to support
housing development when planning for housinQ affordable to low and
moderate-income households.
�99� 2005
V-5
Under 20-34 35-54 55-64 65=/4 uver ia
.
FWCC — Chapter Five, Housing
�
• Develop strate�ies to�reserve existinQ low-income housin� and provide
relocation assistance to households that mav be displaced due to pubhc action,
where feasible.
• Evaluate existin� subsidized and low cost housinQ resources and identifv such
housin� that mav be lost due to redevelopment detenoratm� housin� condrtions,
Qublicpolicies or actions.
• Participate in cooperative countywide efforts to address current low income
housin� needs.
The policies also establish numerical housing tar�ets that each cit should accommodate
as well a s �ecific targets for housingaffordable to households earrunQ l ess than 80
p ercent of the countv's median famil income The numencal housinQ tarQet for Federal
Way is discussed in the F uture Housing Growth section of this chapter The overall
tar ets for low and moderate-income housing are descnbed below.
• Seventeen ercent of new housin units should be affordable to households
. between 50 and 80 percent of inedian income.
• Twen ercent of new housin units should be affordable to households below
50 percent of inedian income (Jurisdictions that had relativelv less existin
affordable housin were reauired to have 24 nercent of new housm� be
affordable to this income Qroup.l �
The CWPPs also su��est local actions to ene oura�e develovment of affordable h ousin�..
These m av include but axe not limited to providinQ sufficient land zoned for hi�her
housin� densities revision of development standards and vermittm� vrocedures,
reviewin codes for redundancies and inconsistencies and urovidm� opportumries for a
ran�,e of housin�
5.2 FEDERAL WAY AND ITS HOUSING
Federal W ay, like most communities has residents with a rant�e o incomes a�?es, and
household types The size and t�pe of housin� needed bv Federal Wav residents have
been chanQin� due to a number of factors such as the influx of new immt�rants, the
increasin� number ofpeople livin� alone the nsmQ number of sin�le-parent households,
and increasin life s an. Federal Wa 's housm o ortumties must accommodate all of
the various tvpes and cost of housin� bv its residents.
v-s
Revised 299� 2005
C�
FWCC — Chapter Five, Housing
Household and Population Trends
�
U
Federal W nopulation �rowth has slowed down since the 198 when its uopulation
doubled Accardin to the Census from 1990 to 2000 Federal Wav has �c'own
� 23 percent This is �reater than Km� Countv's Qrowth rate of 15 nercent,
but less than some of its nei�hborin� cines.
Pouulation bv A�e
The a�e of a citv's nopulation is an imnortant indicator of housin� need. Different es
of housin� are needed at various sta�es of p eonle's lives. Federal Wav' crtizens are
relativelv voun� Over half of it is under 35 vears of aQe almost one-third of
this Qroup is under 18 vears of a e This statistic reflects a Crtv v�nth manv voun� families
and individuals man of whom ma need rental housin as well as first-hme homeowner
� portunities It is the residents between the a�es of 25 and 35 that revresent the ma'ori
of potential first time homeowners Federal Wav must provide entrv-level homes for this
existin� and future�opulation if thev are to remain in the communitv. Tvpicallv, first
time homebuYer opportunities are in the form of smaller sm�le-familv homes,
townhouses and condominiums.
Fi_aure V-1
Federal Wav's Population bv Aqe
_. d
a
0
d
a
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0
�
m
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E
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z
Age
Source:2000 Census
Smaller sized ownership units and rental housin� are needed not onlv bv this voun�?er
o ulation but b seniors as well. Seniors often desire smaller and more affordable
housinQ both ownershi and rental in order to minimize or eliminate vard work/
housework and to expend less of their fixed mcomes for housm� O course these _ es
of housin� are also ideal for the �rowin� number of sm�le verson households, as well as
for manv of the risin� number of sinQle parent headed household re�ardless of a�e.
Seniors make up only eiQht percent of Federal Wav residents less than Kin� Countv's
perce e of ten However countvwide both the number o elderlv and its proporhon of
the senior ponulation is expected to increase by 2010 and increase more dramaticallv bv
2025 as the baby boomer g,eneration a�es.
va
Revised 289� 2005
5and 6-17 18-24 25-35 3&54 55-tia ti5-�4 ��-8`► o�a���
under older
•
•
F�hS': �r � ,��e, Housing
Household Income
Understanding the distribution of Federal Way's household income is also critical in
planning for its future housing needs. A household's income dictates its housin�
decisions and o�ortunities. The King County Benchmark Program defines income
groups as follows:
���e���neei��
Very Low Income: 0- 30% of county median income
� Low Income: 31-50% of county median income
�e� Moderate Income: 51-80% of county median income
�o¢@�i�Aii-i�iEA,'..�: � nnoi
Middle Income: 81-120% of county median income
Upper Income: 120% or more of county median income
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Accordin� to the 2000 Census Federal Way's median household income was $49,278,
which is less than King County's median of $53,157, but more than the South King
County cities'' median income of $45 850. Federal Way's income g,� are distributed
in a�roximatelv a 60:40 split with 60 percent of residents with middle and �reater
incomes and 40 percent with moderate and lesser incomes.
Figure V-2
Households By Income Level
Very Low
Middle and Upper 11% �
58% � � 12%
�'��
, fl
Moderate
_. 19%
Sou rce: 200 C ensus
� The South King County cities used in this comparison are Auburn Burien Des Moines Kent Federal Wav
Normandy Park, Renton, SeaTac. and Tukwila.
Revised 2992 2005 V-8
•
FWCC — Chapter Five, Housing
u
Household Size
Federal Wav has the lar�est avera�e household size in South King Countv at 2.63. It is
well above the Kin� Countv average of 2.39 per household. However, as for most cities,
Federal Way consists predominately of one and two person households, as the fi u�re
below shows. Three reasons for Federal Way's relativel� eg average household size is
its lar�percentage (67.6 percent) of families, its relativelYhigh number of immigrants
(who tend to have lar�e families�, and the overcrowding of its housin dg ue to
affordability and availabilit�issues.
Figure V- 3
Distribution of Households by Size in Federal Way, 2000
5+ People
4 People
15%
3 Peop
17%
' °erson
25%
2 People
32%
Source: 3000 Census : �
Overcrowding
According to the 2000 Census, almost eight percent of Federal Way's housing is
overcrowded. Overcrowding, defined by HUD as havin� more than one person per room
in a housing unit, is more of a problem in Federal Way than in Kin Coun or on
avera�e in South Kin Coun , althou�h the South King County cities of Kent, SeaTac,
and Tukwila have a wors�roblem with overcrowding. Overcrowdin��tvpicallv results
when households have to "double up" in order to afford the cost of housin�, or from large
families not beinQ able to find an appropriately sized unit.
Special Needs Populations
There are man�people in Federal Way who need housin� that is directiv linked to
supuortive services and/or is designed to accommodate phvsical disabilities. The private
market, for the most part, does not meet the housing and service needs of these groups,
especiallv if thev are low-income. However, the need is independent of a person's
income; it is exnerienced due to a crisis or disablin� condition. Although most who are
disabled on a permanent basis, due to the limitations of their disabili , usuallv become
verv low-income.
Revised 2A9� 2005 V-9
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FWCC - Chapter Five, Housing
•
Special needs populations and their needs are diverse. Some r�oups require special needs
housing for a limited time and others on apermanent basis. Two examples of housing
needed on a permanent basis are group homes by some developmentallv disabled aiiults
and apartments with supportive services for the chronicallv mentally ill. The type of
housing that is needed on a temporary basis includes confidential shelters and transitional
housing for victims of domestic violence, supportive housing for pregnant teens, and
emer�ency shelters and transitional housin� for the homeless.
Special needs populations require two major in�redients to ensure a stable housing
situation: very low cost housing and supportive services. The type and number of
supportive services required varies b�population and by individuals within each
population. Jurisdictions can help encoura�e an adequate supply of special needs housing
by ensuring that its codes and regulations are not barriers to the provision of special
needs housin tg hrou�hout the Citv.
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Federal Way is more a source for workers than a place to work, according to the Puget
Sound Regional Council's (PSRC) Locafion of Jobs and People in Central Puget Sound,
1999. There are 30,012 jobs in Federal Way, accordinQ to another PSRC studv, Covered
Emplovment Estimates for 2002. This is not enough to emploY Federal Way's
approximately 60,000 potential workers a�?ed 18 or older. This low ratio of people to jobs
is why Federal Way is considered a bedroom community. Approximately 70 percent of
those 30,012 ,�obs were in the retail and service sector. Jobs in �overnment and education
accounted for the next highest percentage with almost 13 percent.
Federal Way's pronortion of retail jobs is twice the regional avera�e. Jobs in retail sales
and service employment typically pay low wages and as a result, these workers have
difficulty finding housing they can afford despite working full time jobs. Accordingly,
there may be an imbalance between jobs available in Federal Way and the earnings
needed to afford local. housing. Ironically, this may result in employees working in the
City commuting from other communities where cheaper housing is available and higher
wage earners who live in Federal Way commuting to other cities for higher paying jobs.
Revised 2A8� 2005 V-10
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FWCC — Chapter Five, Housing
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FWCC — Chapter Five, Housing
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Housina Stock and its Condition
Accordin� to the Anril 1, 2004, Washin�ton State Office of Financial Management
{OFM) estimates there are 33,249 housin� units in Federal Way. Of this total, 18,377 are
single family, 13,635 are multi-familv, 1,219 are mobile homes or trailers, and 18 are
special housing. The majoritv of Federal Way's housin ig 's fair� homogenous. The
housing primarily consists of single-familv detached units, constructed in the sixties and
ei�hties. According to the 2000 Census, almost 11 percent of those sin�le-family homes
are rentals, a lower er centa than the county's approximately 13 percent. There are
some mobile home parks and a few duplexes located in the City. The rest of the housing
stock tends to be two and three storv apartment buildings. Although, the number of
structures with 20 or more units has been increasing as a proportion of all housing in the
last several years. (The composition of this housing is illustrated in the figure below.�
Federal Way's housing provides only a narrow range of choices and does not fully reflect
the range of housing options that could be built.
Revised 2A9� 2005
V-12
. . aAUKCCf . . .
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FWCC — Chapter Five, Housing
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Figure V-4
Federal Way's Housing Stock
Mobile Homes
4%
Multifamily
41%
Single Famil
55%
Source: Washington State Office of Financial Manaeement, Apri12004
This lack of housin� choice creates a situation where an increasing number of families
find it difficult to obtain suitable housing in the community: It affects emptv nesters and
couples that have raised their families and who for iife-sryle reasons, no longer need or
want a large single-family house and the associated maintenance. Youn� adults, students,
youn� married couples, and low-income workers would like to live in the communitv
where they grew up or currently work, but often.cannot find a house that fits their
housin� needs or cannot affard the available housin�:
Subsidized Housing
- Included in Federal Way's 33,249 housingunits, is a limited amount of subsidized
housing. In 2004, there were 443 King County Housing Authorit�(KCHA) Public
Housin� units and approximately 800 subsidized units owned bv private non-profit
agencies and reserved mostly for the elderlv, vhvsicallv disabled, or those with other
special housin� needs. In addition, as of February 2004, 1,141 households were renting in
Federal Wa�g KCHA Section 8 vouchers. A household with a Secrion 8 voucher can
live anvwhere in the count� The tenant pavs 30 to 40 percent of their income toward the
rent and HUD pavs the remainder—up to a certain limit. Tenants are encoura eg d to pay
rio more than 30 percent of their income, but are permitted to paYup to 40 percent if
necessary to obtain suitable housin�.
The demand for both subsidized housing and vouchers far out strips supply. For example,
in Februar�2003, 364 Federal Way residents were on the waiting list for public housin�;
households are typically on the waitin� list for 1'/2 to 2 years. In addition, 420 Federal
Wav residents were on the waiting list for Section 8 vouchers; however, the Section 8
waiting list is closed to new households and it is not expected to open for the foreseeable
future.
Revised 2A92 2005 V-13
•
•
FWCC — Chapter Five, Housing
Housin� �ex� Condition
For the most part, the housing stock in Federal Way is in good condition. The City has
very little concentrarion of substandard housing, which is typically found in older urban
areas. However, houses in poor condition do exist in isolated cases around the City and in
small pockets.
- �: - � - - - -
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45%
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Single-
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50%
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Revised 28A� 2005 V-14
�
FWCC — Chapter Five, Housing
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The King Countv Assessor's Office Qrovides information related to housing construction
�uality which is a good indicator of housing condition. The Assessor's data indicates an
overall housing stock of avera�e to better quality..There are a few areas, however, where
clusters of buildings have lower quality rankiri�s. Two such areas of note are the
Westwav and Lake Grove nei�hborhoods. The City is aware of the housin� condition in
these areas. In Westwav the Citv and a group of interested housing and social service
agencies are working with the community to identify approaches to improve the
neighborhood. The goal is to create a model for nei hborhood involvement and plannin�
that could be replicated in other nei�hborhoods. Preventing existin�? affordable housin�
stock from deterioratin ig 's a key to retainin eg x� isring affordable housinQ.
Housing Cost and Affordabilitv
The term "affordable" is not dollar-specific; it is used in a relative sense. In the case of
housin� "affordable" typical� is defined as housin� cosfs that total no more than 30
percent of a household's �ross income. That affordable dollar amount, of course, chan�es
depending`von the income level of each household. The followinQ table shows the
annual income, affordable monthly housin�cost, and affordable home price, by
household size, for each income rg�ouU.
Revised �90� 2005 V-t5
•
•
FWCC - Chapter Five, Housing
Table 1/-/
2004 Income Levels and Affordable Housinq Costs bv Household Size
Unfortunatel� housing costs often take a bigger bite out a household's income than the
recommended 30 percent. For hi gher income households, this still leaves enou h�
to uav for other necessities and perhaps some luxuries. It is lower income households that
are negatively impacted if they are unable to find affordable housin�,_Accordin t�the
2000 Census in Federal Wav almost three-quarters of households earning 50 percent or
less of inedian family income spend over 30 percent of their income on housing; almost
40 percent of those households spend over half of their income on housin�. Table V-4
provides more information on residents overpavin� for their housing in Federal Wav.
Ownershiu Housin�
T'he cost of ownership housing in Federal Way, like other places in Kin� has
been increasing. In Federal Wav the avera�e vrice of a single-family home in 2003 was
$233 980 an increase of 24 percent since 1999, and the average urice of a condominium
increased bv 37 percent to $120,958.
Revised �AB� 2005 V-16
�ordable Monthly Housing Cost equals 30% of the household's income. In the case of homeownershin, the
cost includes principal interest and pronertv taxes. The A„(j'ordable Home Price assumes a S%down pavment
•
FWCC — Chapter Five, Housing
233 980
286 247
120 958
Source: Northwest Multiple Listing
24%
17%
37%
Affordabilitv of Ownership Housing
Compared to some other narts of the countv. Federal Wav's ownership housin� is
relatively affordable. For instance, in 2003, the average price of a home in Kin¢ Countv
was $352,956, ap�roximately $120,000 more than in Federal Way. As the table below
shows, in 2003, the average nriced single-family house was affordable to households over
80 percent of inedian income, while a three or four person household below 50 percent of
median could afford an average priced condominium in Federal Wav.
.. . .. _ . �. . . .
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. .. . . Table. V-3 �
' Affordabilitv o# Home Purchase in Federal Wav, 2003
Less Than 80%
120% Median
Over 100% Median
Over 80% Median
Over 80% Median
Just 4ver 50%
Median
Less Than 50°/a
Median
Less Than 50%
Median
Less Than 50%
Rental Housin�
The Dupre + Scott Apartment Reports track rents by the size of the buildin •g. 1 to 19 unit
building,s and 20'or more unit buildings. The vast majoritv of rental buildings in Federal
Wav are less than 20 units. Therefore, this section will examine rents for these smaller
rental buildings. It makes a difference since avera�e rents varv based upon the size of the
building. Rent in buildings with l tol9 units have less expensive one-bedroom units (liv
$87 a month) but more expensive lar�er units (from $87 to $387 more a month). This
could be because so many of Federal Way's single-family homes are rentals and single-
? b�!���:�k._.:��:����� .*�' t'_�w.�� . ,��w.i.. .;: ! �. �,;
��'�1,`.3���.5lc.{ � i )u� �, ��.. � _. i':.�s='_ �i� � _ .. _ .. �;� f "'� .
100% Median
�
Table V-2
2003 Housinq Sales Prices in Federal Wav
100°lo Median
80% Median
Revised 2A0� 2005
v-n
•
•
FWCC - Chapter Five, Housing
family houses are the most expensive rental type. Rents in buildings with 1 to 19 units
average $586 for a one bedroom, $818 for a two bedroom, $1,207 for a three bedroom,
and $1,426 for a four bedroom.
Affordabilitv of Rental Housin�
The following table, derived from the 2000 Census State of the Cities data tables, provides
some valuable information, but can easil�result in erroneous assumptions. For instance, it
makes it appear that there are not enou�h rentals for households over 80 percent of inedian
income. However, the 850 units cited as affordable are just those relatively few rentals that
are expensive enough to equa130 percent of these higher households' incomes. All the
rentals affordable to lower income households are, of course, affordable to these higher
income households as well. The Census further informs us that onlv about 50 percent of
the housing affordable to each income group is actuallv occupied by that income Qroup.
This demonstrates that other income r�oups are rentin�: units with rents that either equal
much less or much more than 30 percent of household income.
Table V-4
Quantitv and Affordabilitv of Federal Wav's Rental Housinq for
Each Income Group
Table V-4 also illustrates the need for housing for households earning��30 percent or less
of inedian income. For instance, b�omparing the number of renter households earnin�
30 percent or less of inedian income with the number of rental units affordable to this
income group, we find that there is 1,803 fewer affordable housin� units than needed for
this income_group. This is further illustrated in the last column of the table, which shows
that almost 80 percent of these householdspav more than 30 percent of their income for
rent. In addition, a si�nificant portion of the few housing units that are affordable to these
very-low income households were built before 1970, im�lving that fewer are beingbuilt
more recentiv.
Revised 2992 2005
v-�s
Note: The percent over�vin� are the percent oj'households pavinQ more than 30% of household
income on housing.
•
•
FWCC — Chapter Five, Housing
Federal Way's rental housing as with the rental housing throu�hout the countv, is
eg nerally affordable to households in the 50 to 60 percent of inedian income ranQe and
above As Table V-5 shows it is the households at 40 percent of inedian income and
below that have the most difficulty in findinQ affordable rentals; althou�h, larQer
households at 50percent of inedian income also lack for affordable renta.l housin�. For
example a three-person household earnini; 30 percent of inedian income navs $292 more
than they can afford for a two-bedroom aparhnent in Federal Way. The fieure also
demonstrates why overcrowding_maay be so prevalent in Federal Way. Low-income
households can onlv afford rentals with three or more bedrooms by doubling or triplinQ
uv with other households.
Table V-S
Affordabilitv of Federal Wav's 2004 Average Rents
586 178 �:. 41. �` ; 95 :. 232 .
, 586 ::. 119 ' �37 .. ' 192 349
818 351 195 40 117
818 � 292 117
1207 � 624
1207 � 576
1 426 � 701
1426 � 655
428
366
460
398
325
372
372
58 234 418
234 39 465
156 55 502
219 23 576
141 116 613
In conclusion� it appears that the rental market is nrovidin� affordable rentals to
households above 50 percent of inedian and ownership of single-familv housin� for
households above 80 percent of inedian and ownership condominium for those at
ap�proximately 50 percent of inedian Therefore all the Citv's affordable housinQ
I
�
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Revised 280� 2005 V-19
•
•
FWCC — Chapter Five, Housing
pro�rams, current and proposed, (e.�., densitv bonuses, inclusionary zoning, impact fee
waivers, federal Communitv Development Block Grant [CDBG] fundin ,g etc•) should
target these income r�oups not otherwise beingprovided with affordable housing by the
private market.
Future Housing Growth
The purpose of the GMA, is to �assist everv c� in responsibly planning for g�owth.
Growth will occur. We can either scramble to accommodate this growth or plan for it.
Left alone, the housing market will build housing in the easiest and most profitable
manner to meet the housin� demand. Unfortunately, unless guided by good polic�
zonin�, development reQulations, and incentives, this market-driven response usually
does not su�ply the diversity of housing choices and prices that result in a healthv and
attractive communitv.
Housing Targets
During their September 25, 2002 meeting, the GMPC adopted a motion to
�w��et�se�e����e��sie� �e�e�ie��8(�-�update the targets for new households and
jobs for the neriod, 2001– 2022. These targets were based on a methodology developed
over a two-year period by the King County Planning .Directors. The adopted 2001-
- 2022: housing targetfor Way is.6;1`88 new�i units.' .. -�
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FWCC - Chapter Five, Housing
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Of that 6,188-unif tar eg t• per tlie CWPPs. 20 percent 1,238 units) should be affordable to
households at or below SOpercent of inedian, and 17 percent (1,052 units) should be
affordable to households between 50 and 80 percent of inedian income.
Housing Capacity
As is described in the Land Use chapter, ',
Federal Way currentiv has a capacity for 5,538 new residential units,
including 3,265 detached single-family homes and up to 2,273 multiple-family �
units. The capacitv for 1,415 of th.ose multifamilv units is located in mixed-use
development zones. Given the 6,188 housin�get above, Federal Way, at the time
of the target adjustment, had a capacity deficit of 650 housin� its.
The Citv will increase its capacity in order to eliminate this deficit in a number of ways.
For instance, in order to encourage more residential development, the City will consider a
number of changes, includin�a chan�e to the definition of densitv for conventional
subdivisions. Currentiv, densitv is based on minimum lot sizes. The chan�e.would base
densi on gross acreage. This should result in relativel� more lots than presently
allowed. In addition, the City is focusing its policy and develoQment efforts on the City
Center and mixed-use zones to ensure that the projected multifamily housing is built in
those areas. For instance, it has adopted a ten-vear exemption from propertv taxes for
multi-family development within the City Center. The City is also preparin� a Planned
Action SEPA for the Citv Center, which would allow environmental review to occur in
Revised �A92 2005 V-21
•
FWCC — Chapter Five, Housing
•
advance of development. This is an incentive for developers since it allows development I
to proceed rnore quicklv. As part of the Planned Action SEPA, the City is considering
allowing increased height for structures in the City Center, which would increase
potential capacity for new residential dwellin units. �
Meetinq the Need for Housinq
In addition to ensurin� the land capacity to accommodate the expected growth in
households, the Citv must do what it can to ensure diverse housin�pportunities for all
income rg_oups: Althou h no city can guarantee that the housing built will be affordable
to all income groups, cities can encourage and facilitate housin��that is more affordable
using factors it does control, such as land use regulations. For instance, the Ci can
ensure that it has an adequate amount of land zoned to facilitate the development of
affordable housing opportunities, such as smaller lot sizes, townhouses, cottage housing,
cluster housing, accessorv dwelling units, duplexes, triplexes, small-scale apartments,
senior apartments, and sinQle-room-occupancy housing_
Zoning and Develoument Regulations
-� Jurisdictio�s place the most significant controls on housin devetopment through land
use contxols and zonin�. By a careful-evaluation and revision o£land use regulations,
`� � Federal Wa c��;nificantly influenc� the amount, type;`design; and affordability of the
housing built in the communitv. Federal Wav, like most urban and suburban jurisdictions,
_ is already."built out"; therefore, the:�greatest,opportunities:for e�panding the types of
housin� available are in infill and redevelopment, not new development. .
_ , �� T'he first comporient of #�e=C�-'� Federal Wav's
� � housing strategy is to promote in-fill while protecti�xg the character and quality of its
existing single-family residential neighborhoods.
. For instance, it's possible to increase the number
of units in existin single-famil ��ne�ighborhoods without chan� th� e neighborhood
character by allowin� accessory dwelling units,
duplexes, cotta�e developments, or low-densitv multifamil�structures. The City already
allows cluster housin in single-family zones; however, other techniques such as lot
avera¢inQ may be added to the FWCC to encourage compatible development on difficult
sites and near environmentally sensitive areas. �� Implementation of the City's
desi r�► Quidelines will ensure that in-fill development will
°�+'�° �••�'�`-� ��'�°. �� be compatible with existing neighborhoods.
�Arseee�� The second component of the housing strategy is to encourage higher
density residential uses in the I-5/Highway99 corridor, including the City Center�e
° �'°r*°� �- Row houses, townhouses, condominiums, and mid-rise
residential buildinQS are appropriate in � these areas 'lven the
availability of utiliries and other infrastructure, access to public transportation, jobs,
shopping, entertainment, and social and human services. This plan anticipates that during
the next 20 years, the City Center and the Highway 99 corridor will redevelop a.nd
accommodate the majority of the Ci 's new housing units, particularly �••'*��'° � m�'�•
(:
Revised �89� 2005 V-22
�
FWCC - Chapter Five, Housing
•
'�^ , „;+° �aa°a �� *�-° r';� ; °�+^�.. multifamily housin� The area will
,
gradually become a denser, mixed use, pedestrian friendly, high amenity, high quality
vital part of Federal Way.
The third part of the strategy is to ensure that there is sufficient land available for other
housing needs such as government assisted housing, manufactured housing, housingfor
low-income families, and special needs housing, including group homes and foster care
facilities. The Land Use chapter and FWCC provide support for �s these types of
housing. , _
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�et�: A critical issue in providing a sufficient amount of this housing is to remove
any reQUlatory barriers to locating such housing throughout Federal Wav.
_ �. .. , _ _ .... ...
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.. �;; Affordable and Special Needs Housing Strategies
A critical element that makes housin� more affordable is cost-conscious development
regulations. Subdivision and development regulations should be modified to ensure that
land is used efficiently; that the re�ulations reflect current safetv needs, and that they
permit and encourage construction of a broad range of housin� tvaes. For instance,
structural setbacks and street,widths could be modified to facilitate small lot
developments, cottag;e housing, cluster housin�, and zero-lot line developments.
In addition, since the private housing market mostly tar�ets those earning middle and
upver incomes, the City should cansider providin� extra incentives or requirements for
developers to build housing affordable to those with less financial resources. The Citv
already requires rental housin d�pments of 25 units or more to proviiie affordable
housing units, and it also offers an affordable housin�density.bonus in the Ci Center.
Other programs it could offer include impact fee waivers, parkin�equirement
reductions, and affordable housing requirements in conjunction with transit-oriented
development. One incentive proQram alone is often not enou�h to encourat�e developers
to participate. For example, a study by the Growth Mana�ement Planning Council
�GMPCLA fordable Housing Incentive Program for Kin�; Coun , sugg,ests that,
depending unon economic factors, a density bonus program needs to be combined with
other incentives in order to be fiscall,�! feasible.
Revised � 2005 V-23
housin�, accessory dwelling units, duplexes, triplexes, small-scale apartments, senior
apartments, single-room-occupancy housing, and boarding homes.
�
FWCC - Chapter Five, Housing
\�
If the Cit�provides incentives, cost-conscious development reQUlations, and allows
affordable housin� tvues, the private market is more likelv to provide housing affordable
to low- and moderate-income households. However, it is impossible for the private
housing market to meet the affordable housin� needs of very low-income households,
which includes man,�pecial needs. For example, a senior or disabled person on
Supplemental Securitv Income has an income of about $570 a month, which is about 13
percent of inedian income. After food and other essentials, this person does not have
much money left to pay for housing,. Furthermore, rents that are affordable to this income
r�oup cannot cover the basic operatin� and maintenance cost of the housing. Substantial
capital development subsidies, as well as rent subsides, are needed to make new
construction affordable to very low-income households.
To heln meet this need for.subsidized housing, Federal Way uses the funds available,
such as its federal Community Development Block Grant (CDBG) dollars, to help fund
needed housin a� nd support services. Federal Way also works with the King Countv
Consortium, nei h� boring cities, local, state, and federal funding sources, and service and
housin�providers to coordinate fundin� and to develop and implement effective housing
policies and programs to meet future housin ng eeds•
5.3 KEY HOUSING ISSUES -
` Preserving Neighborhood Character ` ` � :
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°;�-'�'��°'�^�a�'�^^'�°° �:+°a °� is an important community value in Federal Way. �s
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One of the reasons the community incorporated was to have more control over
maintaining the character of its existing neighborhoods. The FWCP
recognizes that neighborhoods are. special places and are valuable and important to the
quality of life for many citizens. �*Fev� In particular, new development in esta.blished
neighborhoods must be sensitively designed and ��--�'--�.��°a '`r°.- a°� �-�*'�:-�
�
�", ��a �^�°���-�• �e�►si�g. constructed. Likewise, new multi�e-family or mixed use
development located along arterials running through or adjacent to existing residential
neighborhoods should be designed to minimize adverse impacts ^�a .•.:+� ^,.�'�'^:°�+
�€€e��: to its surroundinQS:
Revised 200� 2005 V-24
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FWCC — Chapter Five, Housing
Development Review
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money to a housing developer. Thus, whatever the City can do to reduce permit-
processing time will make housing more affordable. �►�s��5 , es AS •part of the HB
1724 code revisions, which were enacted in 1995, the City revised the FWCC so that
more land use decisions are administrative decisions, thereby avoiding time consuming
public hearings.
�eee�#e-E� The C� also has in place a preapplication process that allows the
developer to rneet with City representatives at an early stage in the review process to
ensure that the applicant understands City development regulations. Such early meetings
allow the City and housing developer to agree on the best method to achieve a code
compliant and mutually beneficial site plan prior to �ex� spending significant
sums on costly design and engineering work.
A significant portion of the cost of building housing is the cost of providing the necessary
infrastructure. If the City is interested in providing housing that is affordable to very low
income citizens, it could, to the extent economically practicabie, provide the necessary
infrastructure, or possibly subsidize the cost of providing public facilities such as streets,
parks, utilities, transit facilities, public amenities, and social services. Federal and state
�xants; :includin�CDBG funds e�e�ker-�s are available €�p�ese and should
be-used where appropriate. , _
Citizen Participation '
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�ae�� Housingpolicies and develonment, which results from these policies, impact
the environment of Federal Way residents. Therefore, it is essential that citizens are
involved both in developin�policies, such as those in the FWCP, and in reviewinQ
proposed housing developments. To accomplish this the City has different s�e��i�g
nei�� s-�} „u �,.,..e �,ii ,.,,,i.i:,. ,.e�ew-as-c�e€t�^����# ��x�rr �ri.e „�,�;,, .,,,a
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��e-de�e�eger•�ex� levels of citizen participation processes. The process used depends
u�on the scale of the development and its potential to impact Federal Way citizens. Both
the nublic and developers should have a clear understanding of the citizen review
process, includin� the types of issues that are open to discussion, and the time frame for
the review process.
#e�� Good Design and Diversifvinq Housin Choic
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FWCG — Chapter Five, Housing
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FWCC - Chapter Five, Housing
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- The Citv's design guidelines will ensure that Federal Way is able to maintain and
improve the character and qualitv of its existing residential areas wliile at the same time
providing more diverse housin� choices for its residents. New housing should be more
` a ^^~'~�:'�;.'�-�`� diverse and designed'in a waY that contributes to community"
,
character and ��r^ ��**�- �^ *�� relates well to the exisrin� neighborhood environment.
: It should reassure residents that they will be able to afford to live close to tlieir jobs,
friends, and families. � The proposed housing diversitv will also help preserve and
' maintain neighborhoods �s�e by ensuring that there are housing opportunities for
a healthy mix of ages and incomes.
' '' Affordable and Special Needs Housing
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Revised �942 2005 V-27
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FWCC — Chapter Five, Housing
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To be prosperous in the lone run, Federal Way must have sufficient housin�affordable to
its bank tellers, firefighters, teachers, government employees, restaurant workers, sales
clerks, and seniors on fixed incomes. Federal Way's �?oal is both to preserve existing
affordable housing and to ensure that there is an adequa.te amount of special needs
housing and housing affordable to its low and moderate-income residents. To this end,
Revised 289� 2005 V-29
u
FWCC — Chapter Five, Housing
� •
the Citv will eliminate re�ulatory barriers to special needs and expand opportunities to
develon affordable housing. The Citv will also facilitate a ran�e of affordable housing
types throughout the Cit�y revisin� its zoning and development codes as necessarv. The
City will also continue to offer density bonuses and other affordable housingpro�r ms_to
encoura�e private developers toprovide affordable housin�iIn addition the City will use
its federal CDBG dollars and other resources to help fund the development and operation
of special needs and affardable housin�
Policy Coordination and Regional Participation
The GMA and good planning practice require that each chapter of the FWCP be
coordinated and consistent with goals and policies set forth in the other chapters. This is
\ esgecially true of the Housing chapter, particularly as it relates to the Land Use and
Transportation chapters.
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The City also recognizes that most of the housing issues found in Federal Way are
common to the County, Seattle, and the other suburban jurisdictions. In order to �e
Ku ^"`" "`'�° ��~�'� ��'� ensure that it addresses this regional
�r�� ,
housing need effectively, and to help eliminate duplications of effort, the City should
continue to coordinate with the King County Consortium, other relevant Ge�tse�
regional entities, and other South King County cities when
''^„":�� � -- '+ a developin�policies and fundin� housing and housin�?-related
services.
Revised 2A9� 2005
V�0
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FWCC - Chapter Five, Housing
5.4 HOUSING CHAPTER GOALS AND POLICIES
The following section �es establishes goals and policies for providing, preserving,
and improving housing s�s in Federal Way. These goals and policies provide a
framework from which to develop �e��g implementation strategies and work
programs for the community. The purpose of these goals and policies is to provide
housing opportunities to all segments of the population. Consistent with GMA, these
goals and policies should promote a variety of densities, a� housing types, and
encourage preservation of the City's existing housing stock.
Overall Goal
Preserve and protect Federal Way's existing high quality residential neighborhoods
and promote a variery of opportunities to meet the housing needs of all residents of the
community and region,
' Preserving Neighborhood Character
Goal
HGl Preserve and protect the quality-of e,xisting residential neighborhoods and
require new development to be of a scale and design that is compatible with
existing neighborhood character.
Policies �
HPl High-density housing projects, with the exception of senior housing, will
not be permitted in existing single-family residential neighborhoods. More
moderate densities such as cottage housin�; will be considered.
_., .- --- -- -- --- --- - -- ---- -- -- --
�'-3HP2 Amend development regulations to accommodate a diverse range of
housing forms that are compatible with neighborhood character and create
an effective transition between the City Center, business areas, and
residential neighborhoods.
�P4HI'3 Continue to allow accessory housing units within single-family
neighborhoods t#�� in a way that protects residential character,
, ' maintains specific design standards, and
eex�} complies with all applicable laws. Review accessorv housinQ
re�ulations and, if necessary, revise anYregulation that inappropriately
limits their development.
Revised 2992 2005
V-31
C�
•
FWCC — Chapter Five, Housing
�3HP4 Maintain a strong code enforcement program to protect residential areas
from illegal land use activities.
�HPS C-e�� Subject to funding availabilitv, conduct periodic surveys of housing
conditions and ��e fund programs, including housing rehabilitation, to
ensure that older neighborhoods are not allowed to ,
. deteriorate.
�HP6 If allowed by applicable law, development inside and outside the City
should be required to provide their fair share of onsite and offsite
improvements.
Community Involvement �4and Development Review
Goal
HG2 Involve the community in the developmenf of new housing to a degree that is
consistent with the scale of impact on. the surrounding neighborhoods.
Policies
�SHP7 Continue to �encourage public input into development of planning and
regulatory documents through a formal`public process characterized by
__ .
broad, thorough,. and timely public notice of pending action:
�9HP8 Consider the economic impact of all development regulations on the cost of �
housing.
�8HP9 Maximize efficiency in the City's development review process and ensure
that unnecessary rime delays and expenses are eliminated. Continue to
��rovide streamlined permitting processes for development that is
consistent with the FWCP and FWCC, and that has no adverse impacts.
��HP10 Encourage community input, where appropriate, into the development �
permit process by providing thorough and timely information to the public.
��3HP11�.� Gontinue to assist developers with housi�g proposals at the earliest �
possible opportunity, including preapplication meetings to produce projects
that can be reviewed quickly and maximize their ability to receive permits.
Revised � 2005
V-32
•
FWCC — Chapter Five, Housing
\J
Good Design and Diversifying Housing Choice '
Goal
HG3 Develop a Comprehensive Plan and zoning code that provide flexibility to
produce innovative housing solutions, do not burden the cost of housing
development and maintenance, and diversify the range of housing types
available in the City.
Policies
�-3FIP12 The FWCC and Land Use chapter of the FWCP will be coordinated to
a�ar� facilitate locatin¢ housing affordable to *'�°'^--� ��^^-�° low-income,
a�—very low-income and special needs �g households throu out the
Citv, especially around the City Center and other areas �g that
rp ovide proximity to low wage employment, safe and convenient access to
transportation and human services, and adequate infrastrueture to support
housing development.
HP13 Continue to use desi�guidelines to ensure that new and infill developments
have aesthetic appeal and blend into surroundin dg evelopment.
.. . .. . . ' - . .. . � l�7V.a n.+.. ..�l.i. n h... «a n+ri 41.r nti: ..1. 4u..1... ♦��
. � ....,a�) va aav.iuiaib ��rv ixncrvv.�i.� ° ° �
. ._..� . . . . . . ' ... . . _. . _�. . . f .
HP14 Establish appropriate minimum densities for each zone and encoura eg new
residential develonment to achieve maximum allowable density based on
�ross area to ensure that the Citv can house the anticipated povulation
rg owth•
��� ^__�r�_a°~ �_.� i�� i;..e �F,,,,a,.,.a.. : _��.;., ..i,,....va , .,.. ae..e�,. ,,.. .: „ `., .,..,..�.,
- � ----_ .»....»...., ....- r-4----". .. . ..� . �.., .. . ..
�,;,.t�e.- ,7e..�;t., � ,.le C , . .:�L, t......e ,.
,.,ba...� u�. ° ° ° ,
HP15 Review zoning, subdivision and development regulations to ensure that
they further housing policies and don't create unintended barriers. This is
of particular importance for small lot and cottage housin d� evelopments. In
order to facilitate small lot and cottage housin d� evelopments, it is
particularly important to revise, as necessarv, the subdivision and
development regularions that �overn their development.
HP16 As ap�ronriate, �'^-�^;a°- - reduce minimum lot sizes to allow
construction of smaller, detached single-family houses on smaller lots.
HP17 Increase capacitv and encourage �reater diversitv of housing��tvnes and
costs for both infill and new development through various methods, such as
inclusionarv zonin ,� density bonuses, transfer of development rights,
Revised �992 2005 V_33
•
FWCC — Chapter Five, Housing
•
cluster housing cottage housing_garden housin ,� duplexes, and low to
moderate densitv housing, tvnes•
�� HP18 Continue to permit mixed-use residential/commercial development in
� designated commercial areas throughout the City. �sl�i�le-�e�e�e�e�
. Develop incentive programs to ensure an
adequate amount of housin�is developed in these areas.
HP19 Increase the amount of undeveloped open spaces in both infill and new
development parcels, b��expandinQ the use of cluster development and
allowing housin te� chniques such as lot avera ig�ng, and zero lot line
standards.
�S HP20 Establish administrative procedures to permit innovative housing designs
and techniques; provided they are of high standard and consistent with the I
FWCP.
�9 r-�,.,.+:,...o +,. .. ,:ae : „�:..o., ,,.�. ,,,, ae,...,;.,. �.,...,,�e� r ,. ,.«,.,.:a:,.,. .,
�" �
HP21 Continue to provide incentives such as densitv bonuses for multi-family
�
housin�, and expand the types of incentives offered to encourage new
developments to include affordable housin�.
, , , ,
�3A HP22Periodically review and update developmenf regulatioris to incorporate �
opportunities for new fiousing types.
Housing Affordability
Goal
HG4 Develop a range of aff'ordable housing opportunities for low-incom.e g�eu�
households consistent with the CWPPs and the needs of the community.
Policies
��HP23 Promote fair housing access to all persons without discrimination.
�33 HP24 As estimated by CWPPs, maintain sufficient land supply and adequate
zoninQ within the City to accommodate 17 percent of the City's projected
net household growth for those making 50 to 80 percent of King County's
median income and 20 percent making less than 50 percent of inedian
income.
�3 �IP25 Require a portibn of new housing on sites of significant size to be
affordable to low-income'����°°'��'a� ���.,r° +�,^� ^�F --a^�.'° �.^„°:�^ : ^^F
o„�,...�oa : ,..,,..«:,,,,�.,.. ,.o;,.�.�.,,,.�.,.,.a� �.,: �o,+;..,. „ e..�.,,.v �:�..,:* +„
}t,o .,,,.,..�.e,. „�..�� ..a„t,io i.,,.,�;,.,,. ,.,,:�� +�,.,� ,. „ �a ;.,,.�„aoa_;., .,��� hou�
Revised 299� 2005 V-34
•
FWCC — Chapter Five, Housing
�J
�e��: households at a level not provided otherwise by the private
market. Developers should be compensated for providing this affordable
housing by increased densitv or other benefits.
HP26 Revise the Citv's affordable housinQ densitv bonus pro r�am to provide
housing at affordabilit�evels not provided otherwise by the private
market. At a minimum, any affordable rental units should be affordable and
rented to households below 50 percent of county median income, and
ownership units should be affordable and sold to households at or below 80
percent of county median income.
�34 HP27 Ensure that any new affordable housing . required by the
Citv remains affordable through some tool approved bYthe City, such as
recording a lien on the property. In the case of homeownership projects, the
lien can be structured as a deferred second mort�Lee to the homebuyer, due
upon sale if the subsequent buver does not meet the income eli ib� ilitv
standards.
HP28 Coordinate all Citv affordable housingnroe.rams so that a developer can
use multiple incentives or proQrams for a sin�le nroject. Required
affordabilitv levels and duration of affordability should be the same for all
pro ams.
�� HP29 Allow and encourage use of manufactured housing in residential zones, �
provided it conforms to all applicable'federal, sfate, and local requirements
and is compatible with the character of the surrounding neighborhood.
�36 HP30 In order to maintain existing affordable housing, the City should continue
to allow manufactured home parks in existing locations. However, new
manufactured home parks wili not be permitted, nor will expansion of
existing parks be allowed. �
�'3-'� HP31 Encourage new residential development to achieve maximum allowable ,
density based on gross area.
�-38 HP32 Explore federal, state, and local resources to assist in financing affordable
rental and ownershin housing. Encourage expansion of home ownership
options through such means as first time home buyer programs, housing
cooperatives, lease-purchase ownership, and other housing models.
�9 HP33 Consider delaying, deferring, or exempting affordable housing from
development fees, concurrency requirements, payment of impact fees,
offsite mitigation, and other development expenses that do not compromise
environmental protection or public health, safety, and welfare concerns, or
constitute a nuisance.
�38 I�P34 Support tax law amendments that provide relief to owners of affordable and (
special needs housing.
Revised �A9� 2005 V-35
•
FWCC - Chapter Five, Housing
•
�� HP35 Identify low-income and very low-income housing resources that may be �
lost due to redevelopment or deteriorating housing conditions. Develop
strategies that seek to preserve this existing housing, and that seek to
provide relocation assistance to households that are displaced as a result of
,.�'� ������°� anv redevelopment. �
�33 HI'36 Annually monitor residential development to deternune the total number of �
new and redeveloped units receiving permits and units constructed, housing
types, developed densities, and remaining capacity for residential growth
for all income levels and needs. �
��33 HP37 Integrate and coordinate construction of public infrastructure with private
development to minimize housing costs wherever possible or practicable.
Special Needs Housing
Goal
HGS Dev�lop a. range of housing opportunities that meet the requirements of people
with special housing needs, including the elderly, mentally ill, victims of
domestic abuse, and persons with debilitafive conditions or injuries.
Policies
� �34 HP38— Rerxeve-e��g Periodicallv review the PWCC and remove any regulatory
barriers to �g locating special needs housing and
emer ency and transitional housin t�ou�hout the City as required by the
' federal Fair Housing Act, to avoid over-concentration, and to ensure .
uniform distribution throughout all residential and mixed-use �-�„°�, �^'��°��
..+.,,.a....a.. ��,.�.. ,.�e,.+,.e�;ae..�;.,i ., ,,:ti.
t o o e�v v
� , . zones.
HP39 1Vlodifv the FWCC's definition of familv in order to simplifv and clarify
the definition and remove anv potential barriers to siting housing for
protected classes as defined in the federal Fair Housing Act
�� HP40 Review permit applications for special needs housing in close coordination
with service providers and the City's Human Services program.
� HP41—Assist special needs housin dg evelopers, local service organizations and
self: help groups to obtain funding and support.
�-'� HP42 Ensure that access to special needs housing is provided without
discrimination.
Revised � 2005 V�6
�
FWCC — Chapter Five, Housing
Goal
HG6
Policies
•
Develop emergency shelter and transitional housing facilities for the homeless.
� • ��z� . ee!:!'r!r:ss� .
�39 HP43 Coordinate City actions related to homelessness with the City's Human
Services Program and ^+� non-profit housin� and human services
providers. �
�
HP44 Clari the Citv's Social Services Transitional Housin�(SSTH) definition
and re�ulations and make necessarv changes to result in adequa.te
opportunities to develop transitional housin� in Federal Way.
�4� HP45 � Emergency shelters and transitional housing should be �e�e-�e��
' , , permitted
, and reQUlated to ensure there are adequate opportunities to locate them
throu�hout the City, to avoid over-concentration of facilities, to ensure that
such housing is properly managed, and to avoid or miti�ate significant
impacts on existing residential neighborhoods or other surroundinguses.
Regional Participation
Goal
HG8 Coordinate and integrate the City's housin�
pr�ams with re�ional housin��ef�`'orts and with local housing and service
providers.
Policies
�� HP46 Policies and regulations related to affordable housing should be consistent �
wit� CWPPs and multi-county policies.
�'4-3 HP47 Establish effective links with King County and other area cities to assess �
need and create housing opportunities for low-income and special needs
households, and develop e housing program� that addresses issues common
throughout the e�e region. I
Revised 2� 2005 V-37
•
FWCC — Chapter Five, Housing
, , , . � , . � ,
C�
�44 I3P48 Subject to availability of funds, participate in the production and periodic
update of a housing needs assessment for the City and the region,to ensure
that policy is based upon a rational evaluation of housing needs and
priorities.
�4� HP49 Ensure equitable and rarional distribution of afforda.ble housing throughout �
the region that is compatible with land use, transportation, and employment
locations.
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�-
f .-_,,,,,....,�o� ..FI�,.,.«�-...::;,7e ,�. ,.:�,..-:«,. ,.C,...,......;�.. F ,. 1..,.,...:.:...',7e.;el,.,....e,.♦
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r„ .. s....e.. ,7e..el....e.7 ,70«.�:�:o� ...7 ,- ..:�-.. F ...-e�:.7e..+;..1 .... ..,A,
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I��T.l:�!!'IS!!TS!�R7: !}�. .
�_
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: � �'
. �
�
z
Revised �99� 2005 V�8
�
FWCC — Chapter Five, Housing
•
. .
.
.
. .
.
.
. .
U
. _
• -
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I:�2004 Comprehensive PIan�2004 Update\City CouncilU-Iousing Chaper.doc/5/9/2005 1:14 PM
Revised �A92 2005
V-39
• •
MARCH 30, 2005
MEMORANDUM
TO
TH E LAN D USE/TRANSPORTATION
COM MITTEE
Please note that due to its bulk,
Exh i bit 2[Housing Chapter
Amendments presented to the l.UTC]
a nd Exhibit B of 4[Housing Chapter
Amendments presented to the
P/anning Commission] are not
included in the City Council packet,
but is available in the City Council
Conference Room)
.
.
CITY OF FEDERAL WAY
MEMORAN� UM
March 30, 2005
To: Jack Dovey, Chair
Land Use/Transportation Committee (LUTC)
VIA: David Mo e e ger
FROM: Kathy McClung, Director of Community Development Services ���
Margaret H. Clark, AICP, Senior Planner (1(k�lt.
SUBIECT: 2004 Comprehensive Plan Update
MEETING DATE: April 18, 2005
I. BACKGROUND
The 2004 Comprehensive Plan Amendments includes the following three components:
1. Puget Center Partnership Request — Request from the Puget Center Partnership to
change the comprehensive plan designation and zoning of 4.03 acres located north of
South 312�' Street and east of 1 Avenue South from Professional O�ce (PO) to
Neighborhood Business (Bl� (Exhibit 1). .
2. Housing Chapter Update — Update of "Chapter 5, Housing," of the Federal Way
Comprehensive Plan (FWCP) (Exhibit 2).
3. Kitts Corner Request — Request from Jon Potter to change the comprehensive plan
designation and zoning of approximately 46 acres from Business Park (BP) to
Community Business (BC) and Multi-Fa�ily (RNI 2400) (Exhibit 3). (This request
will be presented to the LUTC on May 2, 2005, and a staff report will be provided to
you approximately one week prior to the meeting.)
Attached are the following:
1. Exhibit 4— March 15, 2U05, Staff Report to Planning Commission with Exhibits A-F
2. Ezhibit S — March 23, 2005, Planning Commission Minutes
II . PROCEDURAL SUMMARY
2/19/OS Issuance of Determination of Nonsignificance pursuant to the State Environmental Policy
Act (SEPA)
Land/Use Transportation Committee
2004 Comprehensive P(an Update
s
3/07/OS End of SEPA Comment Period
3/21/OS End of SEP� Appeal Period
3/23/OS Public �Iearing before the Plaruiing Commission
•
4/18/OS Presentation to LUTC on Puget Center Partnership Request and Chapter 5, Housing
5/2/OS Presentation to LUTC on Kitts Corner
5/17/OS Gity Council Public Meeting
6/7/OS Second City Council Public Meeting and Adoption of Ordinanc�
III SITE COMFREHENSNE PLAN CHANGE
1.
2:
Background —
In Septetnber 2003, the City received one site-specific request for a comprehensive plan
amendment and rezone. Paul Benton, on behalf of the Puget Center Partnership, submitted a
request to amend the comprEhensive plan designation and zoning of 4.03 acres located north of
South 312"' StreeY and east of 1 Avenue South from Professional Office (PO) to Neighborhood
Business (Bl� (Exhiliit 1). , �
Summary —
File Number: 00-104926-00 UP
Parcel No's: - 082104-9074, 082104-9076 & U82104-9167
Location: North of South 312�' Street and east of l Avenue South (Exhibit �
Size: 4.03 acres
Applicant: Paul Benton on behalf of Puget Center Partnership
Owner: Same
Existing
Comprehensive Plan:
Existing Zoning:
Requested
Comprehensive Plan:
Requested Zoning:
Request:
Request to change the comprehensive plan designation and zoning from
Professional Office (PO) to Neighborhood Business (Bl�
Professional Office
Professional Office (PO)
Neighborhood Business
Neighborhood Business (Bl�
Public Comments Received Prior to Planning Commission Public Hearing —
a) Telephone call frorri Della Giesler, the property owner at 140 South 3�12�'. Ms. Giesler was
interested in obtaining more information about the request.
b) March 2, 2005, email from Greg Fewins, Deputy Director of Community Development
Services, concerning telephone call from Roddy Nolton (Exhibif �.
Land/Cfse Transportation Committee March 30, 2005
2004 Comprehensive Plan Update Page 2
�
•
c) March 4, 2005, letter from Robert Roper, President, Mirror Lake Residents' Association
(Exhibit 8). � �
4. Staff Recommendation —
Staff recommends that the Puget Center Partnership request to change �the comprehensive plan
designation and zoning from Professional Office (PO) to Neighborhood Business (BI� be
granted.
5. Public Testimony Provided to Planning Commission —
During the Planning Commission public hearing, Bob Roper testified on behalf of the Mirror
Lake Residents' Association. He stated that the Association had a number of concerns (Exhibit
8), chief of which was the impact on Mirror Lake's water quality.
6. Planning Commission Recommendation on Puget Center Partnership Request —
Duririg the Planning Commissxon hearing, the owner, Paul Benton, submitted a letter (Exhibit 9)
to the Planning Commission which stated that as a condition of receiving the BN comprehensive
plan designation and zoning, he would deed restrict the property from being used as a bar,
tavern, cocktail lounge, adult bookstore, adult video store, or other adult entertainment business,
and for the renting, leasing, or selling of any boat, motor vehicle, or trailer. The Planning
Commission recommended approval of the compretiensive plan amendment and rezone from
�'rofessional Office (PO) to Neighborhood (BI� based on a five to one (5-1) vote on condition
that the deed restriction was placed on the property (Exhibit S). As can be seen from the
following table, of the restricted uses proposed by Mr. Benton, only bar, ta.vern, or cocktail
lounge is �llowed in the BN zone.
Use � Neighborhood Business Professional Office
Of�`ice use . X X
Retail (grocery, produce, drugs, personal care,
books, liquor, hardware, garden, retail nursery
stock, household goods, fumishings; clothing, � X -
variety, home elecfronics, sporting goods, works of
art 40,000 s. ft max
Bank & related fmancial service (40,000 sq. ft. X -
max
Retail providing laundry, dry cleaning, beauty/ X
barber, video rental, shoe re air 40,000 s. ft. max
Private lodge or club (10,000. sq. ft. max) X �
Art gallery ' X .
Restaurant or tavern (7,500 sq. ft. max.) X
Fast food restaurant (5,000 sq. ft.) � X
Health Club (25,000 sq. ft. max) X
Retait providing entertainment, recreational, or X
cultural services & activi6es 25,000 s. ft. max
Vehicle service station or car wash X ' �
Land/Use Transportation Committee March 30, 2005
2004 Comprehensive Plan Update Page 3
� �
Use Neighborhaod Business Professional Oftice
Retail providing yehicle s.ervice or repair_ (within an X
enclosed buildin
School X X
Day care facility (except Class II home occuparion) X X
Multi-unit (stacked) housing (not on the ground
floor 18 du/acre X
Group home Type II�-A X ,
Group home Type II-B' , X
Social services transitional housing,' Type A� X
Social services transi6onal housing, Type B6 X
Govemment facility X X
Public transit shelter X X
Public utility X X
Public park X � X
Personal wireless service facility X X
Church X
7. Land Use/Transportation Committee Options —
The Committee has the following options:
1. Recommend that the full Council accept the Planning Commission's
recommendation and adopt an ordinance approving the request by the Pugef Center
Fartnership to change the comprehensive plan designation and zoning of 4.03 acres located
� north of South 312"' Street and east of 1�` Avenue South from Professional O�ce (PO) to
Neighborhood Business (Bl� based on the recording of a deed restriction.
� Group home type II means housing for javeniles under the jurisdiction of the criminal justice system. Such groups include state-
licensed group care homes or halfway homes for juveniles who provide residence in lieu of sentencing or incarceradon, halfway
houses providing residence to juveniles needing correction, or for those selected to participate in state-operated work release and
pre-release programs.
2 Group homes type II-A: Maximum number of l2 residents including resident staf�:
3 Group homes type II-B: Thirteen or more residents including residenrial staff. Maximum number determined on a case-by-case basis.
4 Social service transitional housing means facilities other than ot�ices and group homes, operated by a nonprofit social service
agency, licensed as required by the state providing terriporary and transitiooal housing to individuals on an as-needed basis
including, but not limited to, emergency shelters, homeless shelters; and other such crisis intervention facilities. This classification
inctudes domestic violence shelters as defined herein, except that such shelters wherein the total number of residents dces not
exceed the maximum number allowed under the "famil}�' definition, may be permitted outright in all residentiat zones.
S Socia! service transitional housing Type A: Maximum number of residents to be consistent with the maximum number of
unrelated adults altowed under the wning definition of fami(y.
6 Social service transitional housing Type B: All social service transitional housing not meeting the definition of "Type A,"
above. Maximum number determined on a case-by-case basis.
The limitation on the number of residents in social service transitional housing shaH not be applied if it prohibits the City from
making reasonable accommodations to disabled persons in order to afford such person equal npportunity to use and enjoy a
dwelling as required by the Fair Housing Amendments Act of 1988, 42 USC 3604(�(3)(b)
Land/Use Transportation Committee March 30, 2005
2004 Comprehensive Plan Update Page 4
• •
2 Recommend that the full Council modify the Planning Commission's
recommendation and adopt an ordinance approving the request by the Puget Center
Partnership to change the comprehensive plan designation and zoning of 4.03 acres located
north of South 312"' Street and east of 1�` Avenue South from Professionai Office (PO) to
Neighborhood Business (BN) with no conditions.
3. Recommend that the full Council disapprove the request by resolution, retaining the
Professional Office (PO) comprehensive plan designation and zoning.
IV. PROPOSED AMENDMENTS TO CHAPTER 5, HOUSING
1: Summary ofAmendments —
In addition to new language, existing sections have been rearranged to improve the functioning
of the chapter. The following summarizes only substantive changes:
a) Page V S. The section on Countywide Policies has been moved &om page V-3 to page V-5
and revised to more clearly deseribe the goals of the Countywide Planning Polices relating
to the provision of affordable housing.
b) Pages V-6 — V-24. S.2 Federal Way and its Housing — This section has been updated based
on different saurces such as the 2000 Census, the Apri12004 Office of Financial
Management Population Estimates, Northwest Multiple Listing, and Dupre + Scott.
c) Page V-21. `The Housing Capaciry section has been revised to identify ways of increasing
capacity to meet the City's housing targets.
d) Page Y-22 — V-24. Language has been added to describe how zoning and development
regulations may be amended to encourage additional market housing, and affordable and
special needs housing.
e) Proposed changes to policies are summarized in the table on the following page.
� Pages Y-38 — V39. S.S Implementation Actions has been deleted since it is a duplication of
some of the policies. �
Planning Commission Recommendation —
The Planning Commission recommended approval of the proposed changes to the Housing
Chapter with the following two further amendments proposed by staff during the March 23,
2005, meeting (Exhibit 2): �
a) Replace the wording of the new HP15 as follows:
.R :.
�
Land/LTse Transportation Committee March 30, 2005
2004 Comprehensive Plan Update Page 5
�
�J
Review zonin�, subdivision, and develo,pment regulations to ensure that they further
housing policies and do not create unintended barriers This is of particulaz importance for
small_�ot and cottag��e housing developments. In order to facilitate small lot and cottage
housin developments, it is particularly important to revise, as necessary the subdivision
and development regulations that govern their development.
b) Delete Policy HP21 because it is a duplieate of HP22.
,
, ,
HP22 Continue to provide incentives such as density bonuses for multi-famil�housine
and expand the types of incentives offered to encourage new developments to include
affordable housin¢.
Lrxnd Use/Transportation Committee Options —
The Committee has the following options:
1. �Recommend that the full Council accept the Planning Commission's
recommendation and adopt an ordinance approving the amendments to Chapter 5, Housing:
2. Reeommend that the full Council modify, then ad�pt the Planning Commission's
recommendation by ordinance.
Land/Use Transportation Committee March 30, 2005
2004 Comprehensive Plan Update Page 6
Increase Diversify Increase Encourage Provide for Address Increase Encourage Improve Delete
Housing . Housing Affordable Innovative Speciai Needs Compatibility Open Space Miaed-Use Wording Policy
Capacity Housing Housing Housing . Between Diverse in Developments in
Housing Developments Commercial
Areas
Amend Amend Amend Amend Amend new HP38 Add new HP13 Add new Amend new HP18 New Delete
existing existing new HI'3 existing HP19 HPS existing
HP1 HP1 HP1 Polic HP2
Add new Add new Add new Add new HP39 New Delete
HP 14 HP 15 HP21 HP 12 existing
HP 14.
Include
language in
' new HP17
Amend Add new Amend Amend new HP41 New Delete
new HP 17 HP 17 new HP25 HP20 existing
_ HP 15
Add new Amend new HP43 New Delete
HP26 HP24 existing
HP 19.
Include
language in
� new�HP 21.
Amend Delete existing New Delete
new HP27 HP38 & HP40 HP34 existing
Add language to HP38
new HP45 to �
� addross these
olicies
Add new New Delete
HP28 HP35 existing
HP40
Amend
new HP32 �
.
•
LandNse Transportarion Committee _ March 30, 2005
2004 Comprehensive Plan Update Page 7
•
V. COUNCIL ACTION
�
Pursuax�t to Federal Way �'ity Code (FWCC) Chapter 22, Articie IX, "Process VI Review," any
amendments to the comprehensive plan, comprehensive plan designations map, or zoning text must
be approved by the City Council based on a recommendation from the Planning Commission_ Per
FWCC Section 22-541, after consideration of the Planning Commission report, and at its discretion
holding its own public hearing, the City Council shall by majority vote of its total membership take
the following a�tion:
1. Approve the amendments by ordinance; �
2. Modify and approve the amendments by ordinance;
3. Disapprove the amendments by resolution; or
4. Refer the amendments back to the Planning Commission for further proceedings. If.this
occurs, the City Council shall specify the time within which the Planning Commission
shali report to the City Council on the amend.ments_
LIST OF EXHIBITS
Exhibit 1 Puget Center Partnership Request for a Comprehensive Plan Amendment and Rezone
Exhibit 2 Proposed Amendments to FWCP Chapter 5; "Housing"
Exhibit 3 Kitts�Comer Request for a Comprehensive Plan Amendment and Rezone
Exhibit 4 March J 5, 2005, Staff Report to Planning Commission with Exhibits A-F
Elchibit S March 23, 2005, Planning Commission Minutes
Exhibit 6 Vicinity Map — Puget Center Partnership Site-Specific Request
Exhibit 7 March 2, 2005, Email from Greg Fewins, Deputy Director of Community Developcnent
Services, Concerning Tetephone Call from Roddy Nolton
Exhibit 8 March 4, 2005, Letter from Robert Roper, President, Mirror Lake Residents' Association
Exhibit 9 March 23, 20.05, Letter from Paul Benton
I:12004 Comprehensive PIa��2004 UpdateU.UTC104t805 Staff Report to the Lt1TC.doc/3/30/2005 3:51 PM
Land/Use Transportation Committee March 30, 2005
2004 Comprehensive Plan Update Page 8
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EXHIBIT 4
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Federai Way
MEMORANDUM
March 15, 2005
TO:
FROM:
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John Caulfield, Chair, City of Federal Way Planning Commission
Kathy McClung, Director of Community Development Services �:.O�J1.�
Margaret H. Clark, AICP, Senior Planner �tM'C.
SUB.iECT: 2004 Comprehensive Plan Amendments
MEETtNG DATE: MarCh 23, 2005
I.
BACKGROUND
Federal Way adopted its comprehensive plan in 1995 and updated it in December .1998, December
2000, November 2001, March 2043, and July 20, 2004. The Growth Management Act (GMA)
limits pian updates to no more than once per year, except under the fotlowing circumstances:
1. The initial adoption of a sub-area plan that does not modify the comprehensive
plan policies and designations applicable to the subarea;
II.
2. The adoption or amendment of a shoreline master program.
3. The amendment of the capital facilities element of a comprehensive plan that
occurs concurrently with the adoprion or amendment of a county or city budge�
Except as otherwise provided aboye, the goveming body shall consider all proposals concurrently
so the cumulative effect of the various proposals can be ascertained. However, after appropriate
public participation, a county or city may adopt amendments or revisions to its comprehensive plan
that conform to this chapter whenever an emergency exists, or to resolve an appeal of a
comprehensive plan filed with a growth management hearings board or with the court.
2004 COMPREHENSIVE PLAN AMENDMENTS
The 2004 Comprehensive Plan Amendments includes the following three components:
1. Puget Center Partnership Request — Request from the Puget Center Partnership to change the
comprehensive plan designation and zoning of 4.03 acres located north of South 312�' Street
and east of l Avenue South from Professional Office (PO) to Neighborhood Business (Bl��
(Exhibit A).
Planning Commission Memornndum March l5, 2005
2004 Comprehensive Plan Amendments Page l
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2. Housing Chapter Update – LTpdate of "Chapter 5, Housing," of the Federal Wa}�
- Comprehensive Plan (FWCP) (Exhibit B). _
3. Kitts Corner Request – Request fram Jon Potter to change the comprehensive plan designation
and zoning of approximately 46 acres from Business Park (BP) to Community Business (BC)
and Multi-Family {RM 2400). , .
The Planning Commission will conduct a public hearing on only the first two items—Puget�Center
Partnership Request and the amendments to the�Housing Chapter. The P(anning Comcnission has
alceady held a public hearing on September 19, 200 i, ot� the Kitts Comer request. However, it is
being included in the current comprehensive plan amendments since the Council has not yet acted
on the request.
III REASON FOR PLAIYNiNG COMMISSION ACTION
Federal Way City Code (FWCC) Chapter 22, "Zoning," Article IX, "P�ocess VI Review,"
establishes a. process and criteria for comprehensive plan amendments. Consistent .with Process VI
review, the role of the Planning Commission is as follows:
l. To review and evalua.te the requests for comprehensive plan amendments;
2. To deternune whether the proposed comprehensive plan amendments meets the
criteria provided by FWCC Sections 22-529 and 22-530, and 22-488(c); and,
3. To forward a recommendarion. to the City Council .regarding adoption of the
proposed comprehensive plan amendments. •
IV. PROCEDURAL SUMMARY
2/19/OS lssuance of Detemunation of Nonsignificance pursuant to the $tate Environmental
Policy Act (SEPA)
3/07/0� End of SEPA Comment Period
3/21/OS End of SEPA Appeal Period
3/23/OS Public Hearing before the Planning Commission
V. � SITE COMPREHENSIVE PLAN CHANGE
In September .2003, the City received one site-specific request for a comprehensive plan
amendment and rezone. Paul Benton on behalf of the Puget Center Partnership submitted a request
to amend the comprehensive plan designation and zoning of 4.03 acres located north of South �
312 Street and east of l�` Avenue South from Professional Office (PO) to Neighborhood Business
(Bl� (Exhibit A). .
Pianning Commission Memorandum March l5, 2005
2004 Comprehensive Plan Amendments Page 2
File Number:
Parcel No's:
Location:
Size:
Applicant:
Paul Benton on behalf of Puget Center Partnership
Owner: Same
Request: , Request to change the comprehensive plan designation and zoning from
Professional Office (PO) to Neighborhood Business (Bl�
Existing .
Comprehensive Plan: Professional Office
Egisting Zoning: Professional Office (PO)
Requested
Comprehensive Plan: Neighborhood Business
Requested Zoning: Neighborhood Business (BI�
Public Comments
Received:
1. Telephone call from Della Giester, the property owner at 140 South
312�'. Ms. Giesler was interested in. obtaining more information.
about the request. �
2. E-mail from Roddy Noitori (Exhibit D).
3. Letter &om Robert Roper, President, Mirror Lake Residents'
Association (Exhibit E�.
Background � "
The applicant is requesting BN zoning to build either a grocery store or a drug store. Their
applicarion states that they have been diligently seeking a potential tenant to use this site as a
professional o�ice for the. last ten years (Exhibit A, Page 3 of �. The applicant believes that there
is no demand for office use in this area. Moreover, they believe that there is a change in the
residential shopping pattern with a desire to have shopping located within a convenient distance
(within one plus miles) of a residence (Exhibit F�.
Comparuon ofAllowableLand Uses
As can be seen from the following table, many more uses are allowed in the BN zone than in the
PO zone. However, the applicant has stated that they would like to develop either a grocery store
or drug store on the site.
Use � �Neighborhood Business 'Frofessional Of6ce ,
Office use . X � X
Retail (grocery; produce, dn�gs, personal books,
liquor, hardware, gardeq retail nursery stock,
household goods, furnishings, clothing, variety, ho� X �
electronics, sporting goods, works of art) (40,000 sq.
ft. max
Banlc & related financial service (40,000 sq. ft. cnax) X
Retail provid'ing laundry, dry cleaning, beauty/ barber, � X
video rental, shoe re air 40,000 s. ft. max
Private lodge or club (10,000 sq. ft. max) X
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00-104926-00 UP
082104-9074, 0821(?4-9076 & 082104-9167
North of South 312�' Street and east of 1" Avenue South (Bxhibit G�
4.03 acres
Planning Commission Memorandum March l5, 2005
2004 Comprehensive Plan Amendments • Page 3
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Use Neighborhood Business Professional Office
Art gailery X
Restaurant or tavern (7,500 sq. ft. max.) � � X
Fast food restaurant (5,000 sq. ft.) X
Health Club (25,OOQ sq. R max) ' X
Retait providing entertaic�ment, recreational, or X
cullurai services & activities 25,000 s. ft: max .
Vehicle service�starion or car wash X �
Retail providing vehiale service ar repair (within an X
enclosed buildin
School X X
Day care facility (except Class II ho� occupation) X X
Muld-unit (stacked) housing (not on the ground floor) X
18 du/acre
Group home Type II X .
Gtoup home Type II-B' X
Social services h�ansitional housing, Type A X
Sociai services Iransitional housing, Type B X
Government facility X X
Public transit sheiter X X
Public urility X X
Public p$rk X X
Personal wireless service facility X X
Church X .
� Group home type t[ means housing for juv�niles unde� the jwisdiction of the criminal justice system Such groups include sfate-
licensed group care homes or halfway ho�s for juveniles who provide residence in lieu of sentencing or incarceration, halfway
houses providing residence to juveniles needing correction, or for those selected to puticipate in state-opeiated work release and
�re-release programs.
Group homes type II-A: Maximum number of 12 residents including resident stat� •
; Group homes type II-B: Thirteen or more residents including residential statt: Maxi�um number determined on a case-by-case basis.
° Social service traasitional housing means faciliries other than offices and group homes, operated by a nonprofit social service
agency, licensed as required by the state, providing temporary and transitionat housing to individuals �n an as-needed basis
including, but not limited to, emergency shelters, homeless shetters, and other such crisis intervention facitities. This
ctassification includes domestic violence shelters as defined herein, excepL that such shelters wherein the total number of
residents does not exceed the maximum number aliowed under the "family" definition, may be pernutted outright in all
residential zones_
5 Social service transitional housing Type A: Maximum number of residen�s to be consistent with the maximum number of
unre(ated adults allowed under the zoning definition of fami(y.
6 Social service transitional housing Type B: Ail social service transitional housing not meeting the definirion of "Type A,"
above. Maxicnum number determined on a case-by-case basis. .
The limitation on the number of residents in social service tr�nsirional housing shall not be appiied if it prohibits the Ctty from
making reasonable accortunodations to disabled persons in order to afford such person equa! opportunity to use and enjoy a
dwelling as required by the Fair Housing Amendments Act of 1988, 42 USC 3604(�(3xb). �
Planning Commission Memorandum � March (5, 2005
2004 Comprehensive Flan Amendments ' Page 4
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Neighborhood Characteristics
The Puget Center Partnership properiy is presently vacant. The adjacent use to the. notth is a
single-family development, Parkwood Campus, which was constructed after incorporation of the
City in 1990. The adjacent use to the east is also single-family. The use to the souti�► across South
312�' is a muiti-family complex (Greystone Meadows Apartments), and across the, street to the
west are a 7-i l convenience store and Papa John's Pizza on the corner, with vacant land further to
the north.
Sensitive Areas '
The City's Wetland Inventory has identified a small (500-2,SOO.square feet) unregulated wetland .
on the southern portion of the site. At the time that a.development is proposed on the site, any
environmentally sensitive areas that may be impacted must be ideniified and any impacts mitigated
as part of the project-specific environmentat review process.
Drainage
These parcels are located within the Mirror Lake Basin, which has been experiencing flooding
problems. FWCC Chapter 21, "Surface and Stormwater Management," has adopted the King
County Surface Water Design Manual (KCSWD1Vn, the Federal Way Addendum to the
KCSWDM, and the King County Stormwater Pollution Gontrol Manual.(BMP Manual). In
combination, these regulations apply to al� existing development, new devetopment, and
redevelopment. Regulated development includes all single-family residential development;
projects that add 5,000 square feet or more of new impervious surface; collection and
concentration of surface and stormwater runofffrom a drainage area of more than 5,400 square
feet; projects which contain or directly discharge to a floodplain, stream, lake, w�tland, or closed
depression, groundwater discharge azea, or other water quality sensitive area; or redevelopment of
property which drains or discharges to a receiving water that has a documented water qualit3r
problem. Development of this site for an.y use, whether under PO or BN zoning, will have to meet
the requirements of ttte KCSWDM, the Federal Way Addendum to the KCSWDM, and the BMP
Manual. In addition, the property is located within a Leve13 Flow Control Basin, �rhich means
that a level3 downstream analysis is required as described in Section 3.1.2 of the KCSWDIv�.
Water quality for the site must also be met through the use of technologies listed in the resource
stream protection menu, section 6.13 of the 1998 KCSWDM.
Access
The Puget Center Partnership parcel is bordered on the west by 1�` Avenue South and on the south
by South 312�' Street. Metro Routes 178 (peak-hour) and 901 (all-day) provide service along
South 312�', south of the Puget Center Partnership site.
Potential Traffic Impacts
In general, office use generates more employees but fewer customers per square foot than retail
uses. Under the existing PO zoning, a two-story 56,000 square foot office could be constructed on
the 4.03-acre site. This would result in 142 peak hour trips. In comparison, a&eestanding 3U,000 �
square foot grocery store would genera.te 231 peak hour trips and a combinarion 15,000 square
foot drug store and 15,000 square foot retail store providing laundry, dry cleaning, or beauty/
barber services would generate 170 peak trips. When the Puget Center Pa.rtnership parcel is
developed, traffic mitigation, including specific street improvements, would be assesseii.
Planning Commission Memorandum March 15, 2005
2004 Comprehensive Plan Amendments Page 5
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Projections for Popu[ation and Employment
The site is presently zoned PO, which does not allow residential devetopment. A change to BN .
should have no impact on the number of people who could reside on the site if a grocery store or
drug store is constructed as stated by the applicant. However the BN wne also allows multifamily .
development on upper floors at a density of 18 dwelling units per acre.
Need forAdditional Neighborhood Business Zones
A Market Study prepazed for the City in 2000 found that the City has enough capacity designated
for different uses to accommodate the 20-year employment forecast. However, while there is
adequate land for employment growth in the aggregate, several districts achieve more than 50
percent buildout. These are Neighborh.00d Business {BI�, City Center Frame (CC-F), Corporate
Park (CP-1), and Professional Office (PO). There has been only one medical office developed in
the PO zone since incorporation of the City in 1990; however, the BN zone has experienced both
new development and redevelopment of existing parcels. Examples include Metropolitan Market
at Dash Point Road and SW 312"' Street and the Hoyt Road Retail at Hoyt Road and SW 340�'
Street. �
Consistency with Comprehensive Plan Goals and Policies
The overall vision of the comprehensive plan is to provide an appropriate balance of services.,
employment, and housing. This corner was designated PO to provide for smail-scale office
development compatible with adjacent residential neighborhoods; however, the site has not
developed in over 10 years. �
The request for a BN designation is consistent with the Federal Way Comprehensive Plan
(FWCP). Page II-22 af the FWCP states that, "Neighborhood Business azeas are intended to �
provide� convenient goods (e.g., groceries and hardware) and services (e.g., dry cleaners, denrist,
bank) at a pedestrian and neighborhood scale close to adjacent residenrial uses."
VI. PROPOSED AMENDMENTS TO CHAPTER 5, HOUSING
1. Housing Chapter Update
The following tasks were completed in order to update Chapter 5, "Housing" of the- FWCP:
(a) Data Collection — Existing data sources such as 2000 Census, O�ce of Financial
Management, Central Puget Sound Real Estate Report, King County Housing
Authority, Assessor's records, Dupre + Scott, Multiple Lisring Service, King County
Benchmark Program, and adopted housing targets were reviewed.
(b) Interviews — Iridividuais and agencies representing a broad range of community
persgectives on the development and affordability of housing, community
development needs, and other resource needs were interviewed.
(c) Data Analysis'— Information from the data analysis and interviews was analyzed to
determine existing inventory and projected needs.
(d) Implementation — Strategies and mechanisms for providing housing were identified.
Planning Commission Memorandum . Mazch 15, 2005
2004 Comprehensive Ptan Amendments Page b
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PAGE '� Q�' 13�_
2. Summary of Amendments.
In addition to new language, existing sections have been rearranged to improve the
functioning of the chapter. The following summarizes only substantive changes:
(a) Page V-S. The section on Countywide Policies has been moved from page V-3 to
pa�e V-5 and revised to more clearly describe the goals of the Countywide Planning
Polices relating to the provision of affordable housing.
(b) Pages V-6 — v 24. 5.2 Federal Way and its Housing — This section has been updated
based on different sources such as the 2000 Census, the April 2004, D of
Financial Management Population Estimates, Northwest Multiple Listing, and
Dupre + Scott.
(c) Page V-21. The Housing Capacity section has been revised to identify ways of
increasing capacity to meet its housing targets.
(d) Page V-22 = V-24. Language has been added to describe how zoning and
development regulations may be amended to encourage additional market housing,
and affordable and special needs housing.
{e) Proposed changes to policies are summarized in the table on the following page.
(� Pages Y-38 — Y39. 5.5 Implementation Actions has been deleted since it is a
duplication of some of the po(icies,
VII. COMPLIANCE WITH FWCC SECTIONS 22 AND 22
1. Section 22-529. Factors to'be Considered in a Comprehensive Plan Amendinent — The City
may consider, but is not limited to, the following factors when consideririg a proposed
� amendment to the comprehensive plan:
(!) The e,�`'ect upon the physical environment.
Amending "Chapter 5, Housing," of the FWC�' is a non-project acrion and would have
no effect on the physical environment. Development is not proposed in conjunction with
the request by Puget Center Partnership for a change in comprehensive plan designation
and zoning from.Professional Office (PO� to Neighborhood Business (Bl�. Any
proposed development on tlte site will be subject to enyironmental review as required by
the SEPA Rules, and will be evaluated in accordance with all plans, policies, rules, and
regulations adopted as a basis for the exercise of substantive authority under SEPA to
approve, condition, or deny proposed actions.
(2) 77ee e, f,�'ect on open space, streams,"and lakes.
Amending "Chapter 5, Housing," of the FWCP and the Puget Center Partnership
request for a comprehensive plan amendment and rezone are non-project actiQns and.
would have no effect on open space, streams, and lakes.
Planning Commission Memorandum � March 15, 2005
2004 Comprehensive Plan A�r�endments , Page 7
Increase Diversify Increase Encourage Provide for Address � Increase Encourage Mixed- Improve Delete Policy
Housing Housing Affordable Innovative Special Needs Compatibility Open Space U§e Developments Wording
Capacity Housing Housing Housing Between Diverse in In Comme'rcial
Housin . Develo ments Areas
Amend Amend Amend Amend new HP39 � Add new HP 13 Add new Amerid new HP 18 New Delete existing
exist�ng existing new HP3 HP19 HPS Policy HP2
HP1 HP1
Add new Add new Add new Add now HP40 � New Delete existing
HP 14 HP 15 HP22 HP 12 HP 14, Include
. ' language in new
HP1�
Amend Amend Modify Amend new HP42 New Delete existing
new HP 17 new new HP26 HP20 HP 15
HP 17
� Add new � Delete existing I�tew
HP27 HP38 & HP40 . HP23
Add laaguage to
new HP45 to
address these .
olicics
Modify Amend new HP46 , New
new HP28 HP35
Add new New
HP29 � ' • HP3b
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Planning Commission Memorandum
2004 Comprehensive Plan Amendments
March 1.5, 20(
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(3) The compatibility with and impact on adjacent land uses an"d surrounding neighborhoods.
Amending "Chapter 5, Housing," of the FWCP will have no direct effect on development
within the City. However, code amendments, adopted in order to implement goals and
policies of Chapter S may result in development. At the rime of any development, the
compatibility and impact on adjacent land uses and surrounding neighborhoods will be
evaluated. Any development resulting from a{BN designation on the Puget Center
Partnership site should be compatible with adjacent latid uses, including surrounding
single-farnily uses, since the intent of the BN zone is to provide convenient goods and
services at a pedestrian and neighborhood scale close to adjacent residential uses.
(4) The adequacy of and impaet on community facilities including utilities, roads, public
transportation, parks, recreation, and schools. ,
Amendi�ng the Housing Chapter is a non-project acrion. Therefore, any amendments to
the chapter would not impact community faciliries such as utilities, parks, recreation,
and schools. If the Puget Center site-specific request is granted, specific impacts
associated with development will be evaluated at the time that a development permit is
applied for, and any potential adverse impacts will be mitigated at that time.
(S) The benefit to the neighborhood, cit}, and region..
Amending the Housing Chapter to provide for a diverse.range.of housing, including
affordable housing, that is compatible with neighborhood character and meets the City's
design guidelines, will benefit the �reighborhood, City, and region, while also meeting
the adopted housing targets. Granting the Puget Center Partnership's request for a BN
designation for their site may result in the devetopment of a previously vacant site. as
either a grocery store or a drug store, thereby providing services for the sunounding
neighborhood and contributing to the economic development of the City.
(6) The quantity and location of land planned for the proposed land use type and density
and the demand for such land.
Amending the Housing Chapter is a non-project action, which wili not in itself affect
land uses. Subsequent amendments intended to implement goals and policies of the
Housing Chapter may include ame.ndments to the development regularions and
camprehensive land use map. The applicant is requesting BN zoning to build either a
grocery store or a drug store. Their application states that theyhave been diligently
seeking a potential tenant to use this site as a professional office for the last ten years
(Exhibit A). The applicant believes that there is no demand for office use in this area:
Moreover, they believe that there is a change in the residential shopping pattern with a
des,ire to have shopping located within a convenient distance (within one plus milesj of
a residence. In.addition, based on the July 2000 Market Analysis, the BN zone was
anticipated to build out by 75. percent over the 2000-2020 period. This was the second
highest build out rate for a commercial zone after the City Center Frame.
(7). The cutrent and projected population density in the area.
Amending the Housing Chapter is a non-project action; therefore, this criterion is not
applicable. The Puget Center Partnership site is presently zoned PO, which does not
allow residential development. A change to BN should have no impact on the number of
people who could reside on the site if a grocery store or drug store is constructed as
stated by the applicant. However the BN zone also allows muitifamily development on
upper fl�ors at a density of 18 dwelling units per acre.
Ptanning Commission Memorandum . March 15, 2005
2004 Comprehensive P(an Amendments � Page 9 `
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(8) The eff'ect upon other aspects of the comprehensive plan.
Implementation of the goals and policies of the Housing Chapter may result in increased
hausing capacity which would result in changes to "Chapter 2, Land Use," of the FWCP
in a. future comprehensive plan amendment cycle. Granting a change in comprehensive
�lan designation and zoning from PO to BN should not affect other aspects of the
comprehensive plan.
Section 22-530. Criteria for Amending. the Comprehensive Plan — The City. may amend the
comprehensive plan only �if it finds that:
(1) The proposed amendraent bears a substantial relationship to public health, safety, or
welfare.
Amending the Housing Chapter to provide for a diverse range of housing, including
affordable housing, bears a substantial.relationship to public health, safety, and welfare
because it may result in a more stable environment for families. Designating the Puget
Center Paitnership site as BN may result in development of the site, which should
benefit the surrounding area.
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(2) The �roposed amendment is in the best interest of the residents of the city.
Please see response under (1), �bove.
(3) The.proposed amendment is consistent with the requirements ofRCW 36.70A and with
the portion of the city's ctdopted plan not a, fJ'ected by the amendment.
RCW Chapter 36.70A.020(4) of the Growth Management Act, encourages the
availability of affordable housing to all economic segments of the pbpulation of this state,
provision of a variety of residential densities and housing types, and preservarion of
existing housing stock: Granting a BN designation to the Puget Center Partnership is
consistent with RCW 36.70A.020(5), which states that the economic developments goal
is to, " Encourage economic development throughout the state that is consistent with
adopted comprehensive plans, promote economic opportunity for all citizens of this state,
especially for unemployed and�for disadvantaged persons, promote the retention and
expansion of existing businesses and recruitment of new businesses, recognize regional
differences impacting economic development opportunities, and encourage growth in
areas experiet�cing insufficient economic growth, all within the capacities of the state's
natural resources, public services; and public facilities."
VIII. COMPLIaivCE wrrH FWCC SECr[ON 22-488(C)
Site-specific requests are required to be evaluated for compliance with this section.'
Y) The city may approve the application only if it finds that:
� This sbcfion appiies only to site-specific requests; therefore, it applies only to the Puget Center Partnership request and not the
proposed amendments to the Housing Chapter.
Planping Comunission �Memorandum March 15, 2005
2004 Comprehensive Pian Amendments Page l0
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a. The proposed request is in the best interests of the residents of the city;
Designating the Puget Ceriter Partnership site as BN may result in development of the
site, which should benefit the surrounding area.
AND
b. The proposed request is appropriate because either:
i. Conditions in the immediate vicinity of the subject property Have so significantly
changed since the property was given its present zoning that, under those changed
conditions, a change in designation is within the public interest,
Land uses in the immediate vicinity of the Puget Center Paitnership site have not
significantly changed during the last five years. The adjacent use to the noitii is a
single-family development, Parkwood Campus, which was constructed after
incorporation of the City in 1990. The adjacent use to the east is also single-family.
The use to the south across South 312"' is a multi-family complex (Greystone
Meadows Aparhnents), and aeross the street to the west are a 7-11 convenience
store and Papa John's Pizza on the corner, with vacant land further to the north.
However, a change in desigriation may be in the public interest, since the applicant
states. that they have been diligently seeking a potential tenant to use this site as a
professional office for the last ten years and have not received any interest:
OR
ii.. The change in designation will correct a designation that was inappropriate when
established.
Not applicable.
c. It is consistent with the co�preher�sive plan; � �
The request for a BN design�rion by the Puget Center Partnership is consistent with the
FWCP. 'Page II-22 of the FWCP states that, "Neighborhood Business areas_ are intended
to provide �onvenient.goods (e.g., groceries and hardware) and services (e.g., dry
cleaners, denrist, bank) at a pedestrian and neighborhood scale close to adjacent
residential uses." -
d. It is consistent with all applicable provisians of the chapter, including those adopted by
reference from the comprehensive plan;
If the Puget Center Partnership request is approved and these pazcels designated as BN,
any su�sequent devetopment would be required to be consistent with all applicable
provisions of this chapter (wning code).
�
e. It is consistent with the public health, safety, and we�are.
Granting the requested change &om PO to BN is consistent with the policies in the
comprehensive plan and it is also consistent with the public health, safety, and welfare.
Planning Commission Memorandum ' March 15, 2005
2004 Comprehensive Plan Miendments Page l(
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Designating the Puget Center Partnership site as BN may resutt in development of the
site, which should benefit the surrounding area.
IX.
X.
2)
The city may approve an application for a quasiyudicial project related rezone oniy if it finds that:
a. The criteria in subsection (1) above are met AND
b. The proposed project complies with this chapter in all respects AND
c. The site plan of the proposed project is designed to minimize all adverse impacts on
the tieveloped properties in the immediate vicinity of the subject property AND
d. The site plan is designed to minimize impacts upon the public services and utilities.
This is a proposed amendment to the comprehensive plan, it is not a project-related rezone,
and therefore; the criteria under this section do not apply.
STAFF RECOMMENDATION
Staff recommends that the proposed amendments to FWCP Chapter 5, "Housing" (Exhibit B) and
the site-specific request by the Puget Center Partnership to change the comprehensive plan
designation and zoning of 4.03 acres located north of South 312�` Street and east of 1�` Avenue
South &pm Professional O�ce (PO) to 1*teighborhood Business (Bl� (Exhibit A) be approved.
PLANNING COMMISSION ACTION
Consistent with the provisions of FWCC Section 22-539, the Planning Commission may take the
following actions regarding the proposed cflmprehensive plan amendment:.
1
2.
3.
4.
Recommend to City Council adoption of the proposed comprehensive plan
amendments as proposed;
Recommend to City Council that the proposed comprehensive plan amendments not
be adopted; ,_ . . .
Forward the proposed comprehensive plan amendments to City Council without a
recommendation; or �
Modify the proposed comprehensive plan amendments and recommend to City
Council adoption of the amendment as modified.
LIST OF EXHiBITS
Exhibit A
Exhibit B
Exhitzifi C
Exhibit D
Exhibit E
Exhibit F
Puget Center Partnership Request for a Comprehensive Plan Amendment and Rezone
Proposed Amendments to FWCP Chapter 5, "Housing" ,
Vicinity 1VIap — Puget Center Pattnership Site-Specific Request
E-Mai1 Comment from Roddy Nolton
Comment Letter frorn Roliert Roper on Behalf of the Mirror Lake Residents' Association
Letter from Donald Barker, Powell Development Comp�ny
I:12004 Comprohensive Plait12004 UpdatelPtanning Commission�Report W planning Commision.dod03/16/2005 �32 AM
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Planning Commission Memorandum �March IS, 2005
2004 Comprehensive Plan Amendments � Page 12
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EXHIBIT 5
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CITY OF FEDERAL WAY
PLANNING COMMISSION
March 23, 2005 City Hall
7:00 p.m. Council Chambers
MEETIl�iG MINUTES
Commissioners present: John Caulfield, Hope Elder, Bill Drake, Dini Duclos, Merle Pfeifer, and Lawson
Bronson. Commissioners absent: Dave Osaki (excused). Alternate Commissioners present: Pan Duncan-
Pierce. Alternate Commissioners absent: Christine Nelson (excused) and Tony Moore (unexcused). Staff
present: Senior Planner Margaret Clark, Assistant City Attorney Amy Jo Pearsall, Consultant Betsy Czark,
and Administra,tive Assistant E. Tina Piety.
Chair Caulfield called the meeting to order at 7:00 p.m.
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APPROVAL OF MINUTES
It was m/s/c to.adopt the March 2, 2005, minutes as presented.
AUDIENCE COMMENT
None
ADMIIVISTRATIVE REPORT
Ms. Piety informed the Commission that the Annual Volunteer Dinner is scheduled for Apri122, 2005. This
year the City will be hosting a mystery dinner put on by the company that does the Murder Mystery Dinners
on the Dinner Train. It should be a lot of fun and she hopes all the Commissioners will be able to attend.
C�MMISSION BUSINESS
PuBL�C IiEA1uNG — 2004 Comprehensive Plan Amendment
The Commission first discussed the Site-Specific Request. Ms. Clark delivered the staff presentation: She
stated that the proposed amendment includes the Kitts Corner Site-Specific Request that the Commission
has .already reviewed_ and therefore, is not part of this Public Hearing. The Site-Specific Request that is the
subject of this Public Hearing is Puget Center Partnership's application to amend the comprehensive plari
designation and zoning of 4.03 acres located north of South 312�' Street and east of ls` Avenue South from
Pro.fessional Office (PO) to Neighborhood Business (Bl�. The Commission had no quesrions for staff and
the Public Testimony was opened.
Don Barker — He is with Powell Development and is the developer for this project. He
commented that as Ms. Clark explained, any development would require mitigation. He has
worked on another project in the City and lrnows to expect strict requirements. He feels the
project will enhance the water quality of the area and will help control flooding. He believes the
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Planning Commission Minutes Page 2 � •ch.23, 2005
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City will require them to construct curb, gutter, and sidewalk, which will enhance pedestria�►
activity in the neighborhood. He envisions tt�►is to be a neighborhood shopping center; a place
people can go to meet their neighbors for a cup of coffee. He stated they can give it an aesthetic
connection to the neighborhood.
Paul Benton — He represents the owner of the shopping center. He read a letter into the record.
In the letter, he states that he believes, "...that water quality and flooding issues will be
adequately addressed through current City rules and regulations." In addition, the tetter states
they are willing to, "...deed restrict the property from �eing used as a bar, tavern, cocktail
lounge, adult bookstore, adult video store, or other adult entertainment business and for the
renring, leasing, or selling of any boat, motor vehicle, or trailer."
Robert Burton — He is an Associate Broker and has been in the real estate business for 38 years.
In addition, he teaches corporate real estate at a local college. He lias researched retail uses in
Federal Way. He commented tha.t a small shopping center draws &om within one mile. He feels
this neighborhood would be better served by a small shopping center: He stated that the last
three grocery stores in Federal Way have gone into neighborhoods.
Bob Roper — He is the President of the Mirror Lake ResidenYs Association. He commented that
BN is more intense than PO. He feels we have enough BN in the City. He doesn't agree with the
water quality standards used by the City. He feels the City should be using standards that deal
more with phosphates. In a recent Minor Lake ResidenYs Association meeting, there was no
support for this rezone.
Don Barker — In response to a question from a Commissioner, he stated tliat tl�ey are talking to
retailers, but no one has signed on as yet. _
Bob Roper — His comments are in regard to the discussion the Commission had regarding watcr
qua�ity. He stated that the City uses the King County Surface Water Design tl�anual, which has
two menus for pollution in lakes and streams. One menu deals mostly with zinc and the other
mostly with phosphates. While there is not a cuirent problem, Mirror Lake has the potential for a
serious problem with phosphates.
T'here was no further public testimony on this issue.
Ms. Czark delivered the staff presentation on fhe update to the Federal Way Comprehensive Plan (FWCP)
Housing chapter. There is no ma.jor vision change. Staff has rearranged and condensed information. In
addition, language was added regarding possible methods to increase capacity, affordable housing, and
housing choice. Finally, two new sections were added on household size and housing cost and affordability.
Ms. Czark commented that Federal Way has the largest household size in South King County arid close to
the highest median household income, but still has a large number of low income households. She went
over the policy changes and noted that HP22 should be deleted because HP21 says the same thing. In
addition, a heading, "Emergency and Transitional Housing," was added to HG6 because there was no
heading previously.
There was no public testimony on the Housing Chapter. Commissioner Duclos expressed her concern with
the transitional housing requirements and how she feels those requirements discriminate against people in
need of transitional housing by signaling them out for special requirements. The entire Commission agrced
that sometime in the future they �vould like to review the requirements for transitional housing.
x:�Pla�ming con.nis:ion�2aosnteaing summery o3-zl-oa.a«
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Planning Commission Minutes Page 3 h 23, 2005
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It was m/s/c to recommend to the City Council adoption of the proposed comprehensive plan amendments
as drafted in the staffreport, with the modification that Puget Sound Partnership's proposed deed
restrictions be put into place. ..
ADDITIONAL BUSINESS
Ms. Clark inforrned the Commission that the next meeting will be Apri120"', at which time there will be a
public hearing on signs along Interstate-5.
AUDIENCE COD�VVIEENT
None.
ADJOURN
The meeting was adjourned at 8:21 p.m.
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